city of piedmont design guidelines (interim) · d&p policy 28.7: hillside home design - on...

CITY OF PIEDMONT

DESIGN GUIDELINES

(Interim)

Adopted by City Council Resolution No. 16-17, March 20, 2017 Amended by City Council Resolution No. 37-17, June 19, 2017 Amended by City Council Resolution No. 15-18, March 5, 2018

Note: The City intends to update and expand its design guidelines. In the interim, these Design Guidelines will serve as the Design Guidelines for the City.

Design Review Guidelines Table of Contents

Page A. General Plan (2009) references to design. B. Residential Design Guidelines (adopted May 16, 1988). C. Other Guidelines, Protocols and Measurements:

1. Window replacement 2. Windows 3. Site visits 4. Residential parking and driveways 5. Tankless water heaters 6. Story poles protocol 7. Trash enclosures 8. List of streets for determining setback 9. Corner obstructions 10. Graphic calculations for coverage, example 11. Locating structures – Zone A 12. Locating structures – Zone E 13. Accessory Dwelling Unit – frequently asked

questions 14. Examples of Site Features

D. Design Review Permit: Director's public lists based on past and ongoing conventions and Planning Commission direction: (See City Code division 17.66.)

1. Exceptions (small improvements that do not require a Permit, under section 17.66.020 B.2.a).

2. Minor modifications, which qualify for expedited design review, under section 17.66.030B.)

3-12

13-51

53 55-64 65-66 67-70

71 73-75 77-78

79 81

83-84 85-86 87-88 89-96

97

99-103

104-106

SECTION A

GENERAL PLAN ELEMENT POLICIES

Abbreviations

D&P = Design and Preservation Element LU = Land Use Element HE = Housing Element

NR&S = Natural Resources and Sustainability Element TE = Transportation Element

Pursuant to City of Piedmont Municipal Code Section 17.66.060, Standards, the hearing body may not approve a design review permit unless the design of the project conforms to all of the following standards:

A. The proposed design is consistent with the City's General Plan and Piedmont Design Guidelines.

B. The design has little or no effect on neighboring properties’ existing views,

privacy, and access to direct and indirect light. C. The proposed design does not adversely affect pedestrian or vehicular safety.

As stated above, the design of a project must be found to be consistent with the City of Piedmont General Plan, including but not limited to the following General Plan Element goals, policies, and programs:

Natural Resources and Sustainability Element Goal 13: Natural Features - Protect and enhance Piedmont’s natural features, including its hillsides, creeks, and woodlands.

NR&S Policy 13.1: Respecting Natural Terrain - Maintain the natural topography of Piedmont by avoiding lot splits and subdivisions that would lead to large-scale grading and alteration of hillsides. Planning and building regulations should ensure that any construction on steep slopes is sensitively designed and includes measures to stabilize slopes, reduce view blockage, and mitigate adverse environmental impacts.

NR&S Policy 13.4: Conserving Native Vegetation - Require new development (including expansion of existing residences and major landscaping projects) to protect native vegetation, particularly woodland areas that support birds and other wildlife.

NR&S Policy 13.5: Protection of Special Status Species - Ensure that local planning and development decisions do not damage the habitat of rare, endangered or threatened species, and other species of special concern in Piedmont and nearby areas.

Natural Resources and Sustainability Element Goal 14: Urban Forest - Conserve and expand Piedmont’s tree canopy to create visual beauty, provide shade, prevent erosion and absorb runoff, reduce noise and air pollution, and provide habitat for birds and other wildlife.

NR&S Policy 14.4: Retention of Healthy Native Trees - Encourage the retention of healthy native trees as new construction takes place, including home additions and landscaping projects. Existing significant trees should be conserved where feasible when development takes place.

NR&S Policy 14.5: Landscaping - Encourage the use of landscaping to beautify the city, enhance streets and public spaces, reduce stormwater runoff, and enhance community character. To the extent possible, landscaping practices should minimize the use of pesticides and herbicides, reduce the need for pruning, and incorporate native, drought-tolerant species rather than exotic or invasive species. Landscaping and tree planting should also reinforce Piedmont’s fire prevention and vegetation management goals.

NR&S Policy 14.6: Trees and Views - Encourage property owners, the Park Commission, and the Planning Commissions to find amicable solutions that balance tree preservation and view preservation goals.

Natural Resources and Sustainability Element Goal 16: Sustainable Development - Encourage building and construction practices that minimize environmental impacts and natural resource consumption.

NR&S Policy 16.2: Green Building - Support the use of green building methods in new construction and rehabilitation projects, including both public agency projects and private projects undertaken by homeowners.

NR&S Policy 16.4: Permeable Pavement - Encourage the use of permeable materials for parking lots, driveways, walkways, and other paved surfaces as a way to absorb stormwater, recharge the aquifer, and reduce urban runoff.

Section A General Plan References to Design

NR&S Policy 16.5: Hardscape Surface Standards - Maintain hardscape (impervious) surface standards in the Piedmont Municipal Code as a way to retain stormwater absorption capacity and reduce runoff to the storm drainage system. Consider other methods to reduce runoff, such as green roofs, rain barrels, and cisterns.

Design and Preservation Element Goal 27: City Identity and Aesthetics - Ensure that streets, parks, civic buildings, and other aspects of the “public realm” contribute to Piedmont’s overall identity, beauty and visual quality.

D&P Policy 27.1: Streets as Public Space - Recognize that streets are important public spaces as well as transportation routes. Sidewalks, street trees, landscaping, and other amenities should be provided and maintained to keep these spaces attractive.

D&P Policy 27.3: View Preservation - Recognize and protect significant views in the city, particularly Piedmont’s characteristic views of the San Francisco and Oakland skylines, Lake Merritt and San Francisco Bay, the Bay and Golden Gate Bridges, and surrounding hills, canyons, and geological features. Discourage the obstruction of such views by upper level additions, tall structures, and devices such as communication towers. Similarly, tree planting should avoid species or locations that will lead to the obstruction of desirable views.

D&P Policy 27.9: Signs - Require quality, balance, consistency, and high quality materials in the design of signs, including commercial business signs, municipal signs, street signs, and traffic signs. Signs should be compatible with buildings and streetscapes, and should be minimally obtrusive to surrounding uses.

D&P 27.10: Design Continuity - Apply consistent standards for pavement, signage, street furniture (benches, planters, trash receptacles, bus shelters, etc), and other elements of public space to help unify the city and strengthen Piedmont’s identity

Design and Preservation Element Goal 28: Residential Architecture - Integrate new residential construction, additions, and alterations in a way that is physically compatible with existing structures, their immediate surroundings, and the community as a whole.


D&P Policy 28.1: Scale, Height, and Bulk Compatibility - Strengthen the defining qualities of Piedmont neighborhoods by relating the scale of new construction, additions, and alterations to existing homes and neighborhood context. Overpowering contrasts in scale and height on adjacent lots should be avoided.

D&P Policy 28.2: Style Compatibility - On blocks where one architectural style or design theme is predominant, require new construction and alterations that respect and are compatible with the prevailing style. On blocks where no particular style is predominant, new construction and alterations should be compatible with the style of homes nearby. This applies not only to the house as a whole but to building elements such as foundations, porches, exterior stairs, doors, exterior materials, ornamentation, roofs, and doors.

D&P Policy 28.3: Additions - Discourage residential additions which appear “tacked on” or which obstruct views from adjacent houses. The mass and scale of additions should not overpower the existing residence.

D&P Policy 28.4: Setback Consistency - Wherever possible, maintain the established setbacks along neighborhood streets by orienting new or remodeled buildings in a manner that is consistent with prevailing setbacks.

D&P Policy 28.5: Garages, Decks, and Porches -Encourage garages, decks, and porches to complement the architecture and design of the primary residence and adjacent residences. Garages should be visually integrated with the neighborhood and respect the amenities enjoyed by residences on contiguous parcels. New garages should be sited to minimize safety impacts and should not encourage parking that blocks all or part of a sidewalk.

D&P Policy 28.6: Exterior Materials - Encourage the use of exterior materials that are appropriate to the property, neighborhood and natural setting.

D&P Policy 28.7: Hillside Home Design - On steep hillside sites, take advantage of topography and views and encourage designs that reduce effective visual bulk. New hillside homes should follow the contour of the slope, with buildings broken into several horizontal and vertical elements rather than large building planes.


D&P Policy 28.8: Acoustical and Visual Privacy - Encourage the siting of windows, vents, exhaust ports, skylights, and other appurtenances in a way that respects the acoustical and visual privacy of adjacent residences and yards.

D&P Policy 28.9: Eyes on the Street - Locate and design windows and doors in a manner which discourages views into the house by persons driving or walking by, but allows for views of the street by the occupants themselves.

D&P Policy 28.10: Multi-family Design - Require any new development in Piedmont’s multi-family and mixed use areas to be compatible with the single family architectural styles of Piedmont. Avoid “motel style” apartment buildings which face the side yard rather than the street, and “podium” (or soft-story) units built over street-facing parking bays. Where feasible, multi-family buildings should be broken into clusters to reduce perceived size and bulk.

D&P Policy 28.11: Design Review - Implement General Plan residential design policies through zoning and design review. Design guidelines, requirements, policies, and procedures should be stated clearly and applied consistently.

D&P Policy 28.12: Creativity and Innovation - To the extent possible, avoid the imposition of artificial or excessive limitations in the interpretation of the city’s design guidelines. The policies laid out herein should be carried out without eliminating the possibility for architectural creativity and innovative design.

Design and Preservation Element Goal 29: Yards and Landscapes - Encourage well-maintained residential yards that enhance the park-like image of the city.

D&P Policy 29.1: Conserving Residential Yards - Recognize the importance of yards to the overall balance and composition of Piedmont neighborhoods. Avoid overbuilding or excessive coverage of yards with structures.

D&P Policy 29.2: Landscape Design - Use landscaping to soften the appearance of buildings, frame desirable views, screen undesirable views, buffer potentially incompatible uses, and maintain an attractive streetscape. Landscape design should fit the surrounding context and complement the city’s natural landscape.


D&P Policy 29.3: Front Yard Enclosures - Regulate front yard fences, walls, and equipment enclosures so that the open quality of Piedmont’s streetscape is maintained. Enclosure of front yards should be discouraged except in rare instances due to traffic, topography, lack of alternative outdoor living space, or other unique site circumstances.

D&P Policy 29.4: Maintaining Privacy - In lieu of fences, encourage the use of landscaping to define private outdoor areas on corner lots and in the front yards of properties with little or no usable rear yard space.

D&P Policy 29.5: Fence and Wall Design - Encourage fences and walls to be designed in a way that complements the architecture of adjoining residences. Adverse visual effects of fences and walls on adjacent properties should be minimized.

D&P Policy 29.6: Retaining Walls - Minimize the visual prominence of retaining walls by requiring construction in a stepped or terraced fashion where feasible. Landscaping should be used as necessary to minimize the visual impact of larger walls.

D&P Policy 29.7: Driveway and Parking Location - Locate driveways and off-street parking areas in a manner that minimizes their visual prominence and avoids front yards dominated by parked cars, paved surfaces, and garage doors. Driveways should also be located to minimize the need for grading, paving, and tall retaining walls.

D&P Policy 29.8: Exterior Lighting - Discourage excessive or overly bright exterior lighting and lighting which could interfere with motorist safety. Exterior yard lighting should be designed to avoid spillover on to adjacent properties.

D&P Policy 29.9: Sight Obstructions - Avoid landscape designs that create safety hazards, impair driver visibility, or create the potential for conflicts between pedestrians and motorists, especially on driveways and at intersections.

Design and Preservation Element Goal 31: Historic Preservation - Identify, preserve, and maintain Piedmont’s cultural and historic resources and recognize these resources as an essential part of the city’s character and heritage.


D&P Policy 31.2: Preserving Historic Resources - Ensure that planning and building decisions, including zoning and design review approvals, are sensitive to historic resources and promote the conservation of Piedmont’s historic neighborhoods. The demolition of historically important structures shall be strongly discouraged.

D&P Policy 31.3: Context-Sensitive Design - Ensure that the repair, maintenance, and expansion of Piedmont’s historically important structures uses appropriate materials and architectural details and respects historic context.

D&P Policy 31.4: Restoration - Promote the restoration of original period details to older Piedmont homes and where feasible, the modification of exterior alterations that were unsympathetic to the original design of the home.

D&P Policy 31.6: Historic Landscapes - Preserve important historic landscape features, including parks, landscaped traffic islands, and neighborhood entry pillars dating back to Piedmont’s early subdivisions. Ensure that new public works such as street lights, streetfurniture, and sidewalks are compatible with the historic context of Piedmont’s neighborhoods.

D&P Policy 31.7: Adaptive Reuse - Where it is no longer feasible to continue using an older building for its originally intended use, encourage adaptive reuse of the structure rather than demolition and replacement.

D&P Policy 31.8: Replacement of Historic Structures - In the event that a historically important structure is destroyed by fire or earthquake, or is deemed unsafe and in need of replacement, encourage the new structure to respect the historic architectural context.

D&P Policy 31.9: Recent Past - Anticipate the need to recognize and preserve structures from the “recent past”, that is, the “California modern” era between 1945 and 1960.

Transportation Element Goal 7: Mobility and Choice - Provide a balanced transportation system that maximizes mobility and choice for all Piedmont residents.

TE Policy 7.5: Public Facility Access - Consider pedestrian access, bicycle access, and public transit access when making investment decisions about future parks, schools, and other public facilities. Also, ensure that new public facilities and commercial uses are designed to include features that encourage walking, bicycling, and transit.


Transportation Element Goal 11: Parking - Minimize parking conflicts on Piedmont streets.

TE Policy 11.3: Parking Lot Design - Require off-street parking to be attractively landscaped and designed. Off-street lots should generally be located to the rear of buildings, rather than along street frontages.

TE Policy 11.4: Shared Parking - Encourage the use of shared parking facilities that accommodate different uses at different times of day.

Transportation Element Goal 12: Safe Streets - Ensure the safety of pedestrians, bicyclists, and motorists on Piedmont streets.

TE Policy 12.2: Maintaining Sight Lines - Maintain visibility and clear sight lines at intersections and driveways. Trim vegetation and remove other obstructions as needed to ensure roadway safety.

Land Use Element Goal 1: Residential Character - Maintain the character of Piedmont as a residential community.

LU Policy 1.2: Neighborhood Conservation - Sustain the balance between homes, private yards, and public space that defines Piedmont’s residential neighborhoods. The essential form of the city’s residential areas—including the scale and appearance of its homes, the mature vegetation, the views and vistas, the appearance of streets and public places, and the street layout—should be maintained for the long-term future.

LU Policy 1.3: Harmonious Development - Maintain planning and development review procedures which ensure that new development is harmonious with its surroundings and will not conflict with adjacent properties. New development and home alterations should be consistent with established standards for setbacks, height, and bulk, thereby conserving the low-density, pedestrian-friendly character of the city’s neighborhoods.

Land Use Element Goal 2: Commercial and Mixed Use Areas - Provide for a limited range of commercial uses which serve the basic needs of the community.

LU Policy 2.2: Mixed Use Development - Within the Grand Avenue commercial district, encourage mixed use development that combines ground floor commercial uses and upper story residential uses.


LU Policy 2.5: Off-Site Impacts - Maintain a conditional use permit procedure for commercial uses which ensures that off-site impacts such as traffic, noise, parking, and odor are disclosed and mitigated to the greatest extent possible. Buffering and screening should be required between commercial development and adjacent residential properties to minimize the potential for land use conflicts between the two uses.

LU Policy 2.6: Commercial Uses as Gathering Places - Recognize the importance of Piedmont’s commercial land uses as community gathering places. Any new commercial projects should be designed in a way that contributes to pedestrian vitality and safety, and provides a clean, attractive, and welcoming environment for the public.

Land Use Element Goal 3: Public, Institutional, and Open Space Lands - Manage public and institutional land in a way that meets the educational, civic, and recreational needs of Piedmont residents, while preserving the city’s open spaces and natural resources.

LU Policy 3.4: Planning and Public Facilities - Fully consider the potential impacts of local planning decisions on City and School District properties and facilities.

LU Policy 3.5: Protection of Open Space - Protect environmentally sensitive open space in Piedmont from development to the greatest extent feasible. Recognize open space as an important aesthetic and ecological resource in the city, and a defining element of Piedmont’s character.

Land Use Element Goal 4: Special Sites - Maximize potential benefits to Piedmont residents on key opportunity sites.

LU Policy 4.1: Civic Center - Encourage land uses, activities, design changes, circulation changes, and capital improvements which transform the Piedmont Civic Center into a more cohesive pedestrian-oriented gathering place. The intent of this policy is not to commercialize or expand the Civic Center, but rather to enhance existing uses and create new places for social interaction.


And consistent with the following Housing Element policies, program, and goal: Housing Element Policy 2.3: Preserving Small Homes - Encourage the preservation of Piedmont’s existing stock of small homes and historic homes.

Housing Element Policy 2.5: Use of Original Materials - Allow the use of original materials and methods of construction when alterations to homes are proposed, unless a health or safety hazard would occur.

Housing Element Policy 2.6: Preservation of Multi-Family Housing - Preserve existing multi-family rental housing, including non-conforming multi-family units in the single family zone.

Housing Element Policy 5.3: Reasonable Accommodation - Provide reasonable accommodation for people with disabilities in the City’s rules, policies, practices and procedures related to zoning, permit processing and building codes.

Housing Element Program 5.B: Allowances for Temporary Home Improvements - Allow Planning and Building Code exceptions for certain temporary home improvements which help Piedmont seniors remain in their homes as their physical capabilities change.

Housing Element Goal 6: Sustainability and Energy - Encourage “greener” construction to reduce household utility costs and create healthier living environments.

Housing Element Policy 6.2: Energy-Efficient Materials - Encourage major additions and remodeling projects to use windows, building materials, ventilation systems, and appliances which reduce home heating and cooling costs and conserve energy resources.

Housing Element Policy 6.7: Water Conservation - Encourage drought-tolerant and bay friendly landscaping as a way to conserve water, reduce greenhouse gas emissions associated with water transportation, and reduce homeowner water bills, thereby freeing up more income for other purposes.


CITY OF PIEDMONT

RESIDENTIAL DESIGN REVIEW GUIDELINES

Adopted by City Council Resolution No. 63-88 Dated May 16, 1988

CITY OF PIEDMONT

- City Council - Susan Hill, Mayor

Skip Rhodes, Vice Mayor

Katy Foulkes

Milt Kegley

Walter Schey*

- Planning Commission - Lu Lynn de Silva, Chair

Allyn McAuley

Peter Morse

Patrick Mulloy

Patricia White

- Consultants and Staff - Frederick M. Etezel, Planning and Legal Consultant

Valerie Matzger, Illustrator

David A. Berger, City Administrator

Michael W. Enright, Director of Public Works

Kathleen Livermore, City Planner

- Architectural Advisors - Grier Graff

Richard Julin

Jon Matheson

Pamela Seifert

*Also served on Planning Commission during formulation of the guidelines.

Section B Residential Design Guidelines

INTRODUCTION

The Community Design and Appearance Policies of the General Plan of the City of Piedmont at Page 148 contain the following Design Review Policy: “1. Maintain the design review procedure.” The Design Review Implementation Measure corresponding to Design Review Policy 1 states: “1. Review the adequacy of current standards and criteria in the design review ordinance.” The City Council, upon the recommendation of the Planning Commission, has determined that application of the standards and criteria set forth in Section 17.17.7 of the Design Review Ordinance will be enhanced by authorizing the Commission to adopt illustrated Design Review Guidelines for residential projects. These Guidelines may be adopted by resolution of the Commission, subject to the prior review and approval by motion of the City Council. The Design Review Guidelines shall be promulgated by the Planning Commission to persons proposing residential projects subject to Section 17.17. They are not mandatory requirements but may be used by the Planning Commission in reaching decisions requiring the application of the standards and criteria set forth in Section 17.17.7 to residential projects. The Residential Design Review Guidelines address a total of five categories of physical construction. Within each category, the Guidelines are set forth in bold type and are identified by a Roman numeral and an Arabic number. The Roman numeral identifies the category of physical construction; the Arabic number identifies the sequential order of each Guideline with the category. The Design Review Guidelines are supplemented by explanatory Comments. Each comment is identified by the Roman numeral/Arabic number of its corresponding guideline; a parenthetical letter identifies the sequential order of each comment relating to a particular Guideline. Where appropriate, the Guidelines and Comments refer to illustrations. Following these Guidelines is a glossary of terms. Terms which are defined in the Glossary are marked by an asterisk (*) whenever they are initially used in the Guidelines. Each table addresses one of several categories of construction. The various categories of construction include:

UNew Construction U. Includes the construction of a new residential structure, the reconstruction or major modification of the exterior shell of an existing residence, and the construction of a structure accessory to an existing or new residence excluding garages but including, without limitation,


gazebos, arbors, potting sheds, children’s play structures and storage buildings.

UAdditions/RemodelingU. Any addition or remodeling of an existing residence, e.g. room additions, decks, porches and solar greenhouses.

UGarages U. Any new or existing garage, including any construction on the roof of a garage, provided the garage is visible from a street.

URetaining Walls U. Any new or existing wall or structure primarily designed to hold or retain earth.

UFences/Walls U*. Any new or existing fence, wall or other structure designed for visual screening or property boundary demarcation.

Each table is organized according to three (3) categories of review factors - Aesthetic Design, Compatibility, and Safety - as defined below:

UAesthetic Design U. Relating to the construction from a purely physical perspective, including architectural character, design integrity and scale*.

UCompatibilityU. Relating to the construction according to its impacts on the intended occupants of the structure, and those residents in the vicinity of the structure expressed in terms of privacy*, orientation*, identity*, control*, convenience*, and visual access to significant views*.

USafetyU. Relating to the construction from the standpoint of public safety, including emergency access, fire protection, physical security, traffic safety and earthquake hazards.

Finally, each of the three above categories of design factors is in turn addressed at three physical scales - Neighborhood, Contiguous Parcels, and On-Site - which are described as follows:

Neighborhood. Relating to the area defined by all houses from within which it is possible to view the construction. Depending on where the construction is located on the lot (e.g. front yard*, rear yard*, side yard*) and the topography of the lot, the neighborhood may consist of many or only a handful of houses.

Contiguous Parcels. Relating to all residential parcels touching the parcel on which the construction is located.


On-Site. Relating to the parcel on which the construction is located. PHYSICAL CONSTRUCTION

- CATEGORY I -

NEW CONSTRUCTION

Aesthetic Design

Neighborhood Guideline I-1: Where one architectural style* is predominant in the neighborhood, the new residential construction should be compatible with this predominant architectural style. Where no one architectural style is predominant in the neighborhood, the new residential construction should be compatible with the architectural style of the houses near it. The proponent of the new construction shall be responsible for including graphic materials in his/her submission to the City documenting compatibility. Comments: I-1(a): In many of the residential neighborhoods in Piedmont, all

or most of the houses reflect one of the vernacular architectural styles which were popular during the pre-World War II period. In other neighborhoods, there is often a mixture of styles. Where a neighborhood is characterized by a predominant architectural style, this guideline requires that the design of a new residence be compatible with the architectural elements which define this predominant style. The phrase “be compatible with” by no means requires that a new residence be a precise copy of the predominant style, but neither does it prohibit this. For example, if the predominant style is two-story Mediterranean Revival, the design of the new residence should emulate the scale and massing of this style and may, but need not, incorporate the distinguishing elements of this style - tile roof, white stucco walls, large picture window in front.

I-1(b): Where several different styles of vernacular architecture are

found in a neighborhood, the emphasis shifts from the neighborhood to the architectural styles of the houses in proximity to the new residence, especially those on either side of it as they face the street. In this situation, this guideline requires that the design of the new residence be


compatible with the architectural elements which define the styles of these nearby houses. This does not mean that the new residence must select the style of one of these neighboring houses and follow it. Instead, the new residence may select an architectural styles that creates a design which relates to its neighbors.

I-1(c): In both conditions, a single predominant style or several

styles, the goals of this guideline are harmony and integration. These goals are not, however, intended to preclude creativity, innovation, or the use of modern design styles and elements. If modern styles and elements are used, the new residence should not attempt to call attention to itself or attempt to make a statement any more than other residences in the neighborhood. The new residence should strive to fit into the architectural character of the neighborhood by reflecting the scale and mass* of the existing houses within the neighborhood. The design of the new residence should suggest, and ideally incorporate, either the design elements of the predominant architectural style of the street or of the adjacent houses, as appropriate, and reinterpret them in a modern context.

I-1(d): In either condition, a single predominant style or several

styles, the new residence should select one architectural style, or if the new residence incorporates the design elements of two or more different styles to result in a integrated design solution, the different styles should work together with integrity.

Guideline I-2: The siting of the new residence on its lot should be compatible with the siting of the residences along the street on which the new residence fronts. Priority attention should be given to the siting of the new residence with respect to the residences on either side. Comments: I-2(a): Nothing in this guideline should be interpreted to relieve a

new residence of its obligation to conform to the requirements set forth in Chapter 17 of the City of Piedmont Code. In the event of a conflict, the latter shall prevail.

I-2(b): In the context of Guideline I-2, the phrase “be compatible

with” means that the new residence should respect the


existing front, side and rear yard setbacks of the houses in the neighborhood so that the overall character of the neighborhood is maintained in this respect.

I-2(c): If there is a uniform front-yard setback*, the new residence

should respect this setback. There must be compelling reasons why the new residence does not conform to the uniform setback. If there exists a range of front-yard setbacks, the setback of the new residence should fall within this range. In either case, uniform or range of front-yard setbacks, the setback of the new residence should ordinarily not be less than the residences on either side, unless a lesser setback will not significantly obstruct or reduce the view of the streetscape available from these existing residences.

For the purpose of Guideline I-2, “uniform” means an

approximately equal distance from a common point of measurement, such as the centerline of the street, the curb of the street or the edge of the sidewalk closest to the existing and new residences, or the front property line.

I-2(d): The siting of a new residence with respect to its rear-yard

setback should ordinarily not significantly impair access to sunlight or the feeling of openness available to existing residences on either side of the proposed new residence.

Contiguous Parcels Guideline I-3: See Guideline I-1, Comments I-1(b), (c) and (d), and Guideline I-2, Comments I-2(a), (b) and (c). On-Site Guideline I-4: See Guideline I-1, Comments I-1(b), (c) and Guideline I-2, Comments I-2(a), (b) and (c).


Compatibility

Neighborhood Guideline I-5: A new residence constructed on a steep slope should take advantage of the topography and be designed to reduce the effective visual bulk of the structure and avoid an appearance of excessively large bulk. Comments: I-5(a): Structures built on steep slopes, such as are typically found

in many areas of Piedmont, stand out prominently when seen from a distance or from below, and cannot be screened effectively by plants until they reach maturity, a process which may take many years.

I-5(b): The intent of Guideline I-5 is to encourage designs for new

hillside residences which work with rather than against the topography. New hillside residences should follow the contour of the slope with the form of the building and should avoid large building planes, breaking them up into several horizontal and vertical elements.

Guideline I-6: The new residence should be physically integrated into the neighborhood so that it appears to residents and visitors to the neighborhood that the new residence belongs to and is a part of the neighborhood. Guideline I-7: The siting and construction of a new residence, including its plantings at mature growth, should make all reasonable efforts to preserve significant views currently available to existing residences. The siting and construction of a new residence, including its plantings at mature growth, should consider views potentially available to residences which may be constructed in the future, and reasonably attempt to preserve these views. Comments: I-7(a): This guideline should not be interpreted to suggest the

planting of mature landscaping. Contiguous Parcels Guideline I-8: The new residence should have an outdoor yard or open space which, if topography permits, is screened from the view of contiguous parcels.


Guideline I-9: The siting of the new residents, the exterior location of its windows, and the exterior location of appliance ventilation and exhaust ports should respect the visual and acoustical privacy of the residences located on contiguous parcels, including their outdoor yards or open spaces, Comments: I-9(a): This guideline shall not be interpreted as an outright

prohibition of side yard windows. Rather, the design of the windows of the new residence should consider their number, size, placement, glazing treatment and dressing in order to respect the visual and acoustical privacy of the residences located on contiguous parcels. Similarly, the ports or exterior wall openings for clothes dryer vents, kitchen and stove exhaust fans and other appliances should be sensitive to their acoustical impacts on adjacent residences.

On-Site Guideline I-10: The siting of the new residence and its landscaping should clearly differentiate between the public street space and the private space of the new residence, and give the appearance that its residents control their private space. Safety

On-Site Guideline I-11: The siting of the new residence and the interior design of its room should discourage visual access by persons driving by in automobiles or walking along the sidewalk, yet allow for the view of the streetscape and the neighborhood by the occupants of the new residence. Guideline I-12: The entryway to the new residence should be observable from the street.


PHYSICAL CONSTRUCTION

- CATEGORY II -

ADDITIONS/REMODELING

Aesthetic Design

Neighborhood Guideline II-1: The scale and mass of the existing residence, once the addition/remodel has been completed, should maintain compatibility with the scale and mass of the existing residences in the neighborhood. Contiguous Parcels Guideline II-2: The scale and mass of the existing residence, once the addition/remodeling has been completed, should maintain compatibility with the scale and mass of the existing residences on contiguous parcels and should not overpower or dominate them. On-Site Guideline II-3: The architectural style, scale, and mass of the addition/remodeling should be consistent with the architectural style, scale, and mass of the existing residence. UComments U: II-3(a): The objective of Guideline II-3 regarding consistency of

architectural style, scale and mass is compatibility so that the addition/remodeling cannot be distinguished from the original structure. An addition or remodel which looks

tacked on or is immediately apparent to the observer, obviously fails to meet this objective.

II-3(b): Consistency with respect to architectural style is a matter of

breaking down the existing residence into its individual components, as listed below, and their respective details, and matching them in the design of the addition. Matching means consistency in design and construction as defined by rhythm, texture, color and materials. Components and details which should be matched include:


UFoundation U. The appearance of the foundation of the addition, if it will have one, should match the appearance of the foundation of the existing residence so that it appears that the two are continuous. This is especially important for those portions of the foundation which will be visible from the street and adjacent parcels.

UPorches U. The construction of additional porches or the reconstruction of an existing porch should match any porches which were original to the existing residence. Particular attention should be given to the porch roof, columns, balustrades and railings, which are usually the most visible elements of the porch. New elements should be compatible with the design of the existing elements. Elements which are inconsistent with the architectural style of the residence should be avoided.

UExterior Stairs U. New exterior stairs, or reconstructed existing stairs, should be consistent with the architectural style of the house, especially if they will be visible from the street. Consistency also applies to stair railings. If it is cost-prohibitive to exactly replicate the original stair railings, the original design should be followed in simplified form.

UDoors U. New or replacement doors should be consistent with the architectural style of the house, but should also be sensitive to maintaining the security of the residence.

UExterior Wall CoveringU. The siding used on the exterior walls of the addition or remodeled portion of the residence should be consistent with the design integrity of the existing residence. Where the original siding of the residence has been replaced or is covered over with a “modern” siding, e.g. asbestos shingles covering wood shingles, the construction of the addition may offer the opportunity to restore the entire residence to its original siding. Where it is impossible to obtain siding which exactly matches the existing siding, a close substitute should be used.

UOrnamentation U. The ornamentation and the design details of the addition should be consistent with those of the existing structure. Conflicting or inappropriate ornamentation should be avoided.


Windows. The type proportion, placement, details and materials of new windows should be compatible with the of the existing windows. Individual elements which should be addressed include the frame and the pattern of the light defined by the muntins. It is not necessary to exactly replicate the pattern of the existing lights, but this pattern should be reflected by the new windows.


Roof. If the addition will have a roof, it should be consistent with the design integrity of the existing residence. The geometry of the new roof should relate to that of the existing roof. Individual design elements which need to be addressed include the type and pitch of the roof, cornices, rake or gable-end finish, gutters, roof covering, and trim and molding. For example, an addition to a residence with a gable roof should extend the existing roof or match the pitch of the existing roof.

II-3(c): Consistency with respect to scale and mass means that the

addition or remodeling should be carefully integrated into the three-dimensional form and proportional relationships of the existing residence.

II-3(d): Consistency of scale and mass between the

addition/remodeling and the existing residence is a question of balance. The mass and scale of the former should not overpower or dominate the latter, yet at the same time it should not appear as an appendage or something which was “tacked on”.

Guideline II-4: When a residence is undergoing a major addition/remodeling, consideration should also be given to the exterior appearance of the garage, if it is visible from the street, to maintain architectural compatibility. Guideline II-5: The design of a deck or porch constructed on the downslope side of a residence should be integrated into the design of the residence and should avoid designs which appear to increase its effective bulk. Comments: II-5(a): Decks and porches on the downslope sides of houses which

are supported by the structure of long posts and braces can appear to be massive and overpowering when viewed from below. The support structure itself is often unsightly. The intent of Guideline II-5 is to avoid such designs and to encourage their replacement with designs which reduce the visual impact of such decks and porches. Possible alternatives include dividing a single deck or porch into two or more terraced levels, or using the roofs of lower levels of the residence as the surfaces for a deck or porch serving the upper levels of the residence.


When these alternatives are not feasible and the use of an overhanging surface is desirable, the supporting superstructure should be integrated into the overall design of the residence, and the total number of supports and braces should be the minimum required for structural safety. Attention to the finished carpentry and detailing of the deck or porch consistent with that of the existing residence will provide refinement and visual interest. Further, the overall visual impact of the support structure, as well as the overhanging deck or porch structure, should be softened by plantings, by painting the support structure a color to blend in with the house, or by enclosing the superstructure in order to visually integrate it with the house.

Compatibility

Neighborhood Guideline II-6: The siting of the addition/remodeling on a lot should be compatible with the siting of the existing residences along the street on which it fronts. Priority attention should be given to the siting of the addition/remodeling with respect to the residences on either side. Comments: II-6(a): Nothing in this guideline should be interpreted to relieve an

addition/remodeling of its obligation to conform to the requirements set forth in Chapter 17 of the City of Piedmont Code. In the event of a conflict, the latter shall prevail.

II-6(b): In the context of Guideline II-6, the phrase “be compatible

with” means that the addition/remodeling should respect the existing front, side and rear-yard setbacks of the houses in the neighborhood so that the overall character of the neighborhood in this respect is maintained.


II-6(c): If there is a uniform front-yard setback in the neighborhood, the addition/remodeling should respect this setback. There must be compelling reasons if the new addition/remodeling does not conform to the uniform setback. If there exists a range of front-yard setbacks, the setback of the addition/remodeling should fall within this range. In either case, uniform or range of front-yard setbacks, the setback of the addition/remodeling should ordinarily not be less than the residence on either side, unless a lesser setback will not significantly obstruct or reduce the view of the streetscape from these existing residences.

Contiguous Parcels Guideline II-7: The siting of an addition/remodeling, the exterior location of its windows, and the exterior location of appliance ventilation and exhaust ports should respect the visual and acoustical privacy of residences located on contiguous parcels, including their outdoor yards and open spaces. Comments: II-7(a): This guideline shall not be interpreted as an outright

prohibition of side yard windows. Rather, the design of the windows of the addition/remodeling should consider their number, size, placement, glazing treatment and dressing in order to respect the visual and acoustical privacy of the residences located on contiguous parcels. Similarly, the ports or exterior wall openings for clothes dryer vents, kitchen and stove exhaust fans, and other appliances should be sensitive to their acoustical impacts on adjacent residences.

Safety Guideline II-8: See Guidelines I-11 and I-12.



- CATEGORY III -

GARAGES

Note: These guidelines apply only to existing or new garages which are or will be visible from

a street.

Aesthetic Design

Neighborhood and Contiguous Parcels Guideline III-1: The siting of a new detached garage on a parcel and its relationship to the residence it serves should be consistent with the other garages in the neighborhood and on contiguous parcels. The design of the new garage shall not encourage parking which blocks all or part of a sidewalk. Comments: III-1(a): Because of topographic conditions, many residences in

Piedmont have a detached garage whose entrance is located a short distance from the access street. Given the visual prominence of this type of garage, it is an important element in the overall character of the neighborhood. To the extent permitted by topography, the siting of a new garage and its physical relationship to the residence should conform to that of other garages in the neighborhood.

On-Site Guideline III-2: The remodeling/rehabilitation of an existing detached or attached garage and the construction of new detached or attached garage should be compatible with the architectural style of the residence it serves so that there is a feeling of unity. Comments: III-2(a): Many older Piedmont residences have detached garages

which were built either at the time of construction of the residence or shortly thereafter. The designs of these older garages usually demonstrate architectural consistency with the residences. The detached garage incorporates some of the design details of the residence, such as a matching roof type, exterior sheathing and window detail.


More recent Piedmont homes have attached garages and, where attention has been given to design, a garage can help define the architectural style of the residence. This architectural consistency results in a strong feeling of unity between the residence and its garage so that the latter contributes, instead of detracts, from the overall architectural character of the neighborhood. The intent of Guideline III-2 is to perpetuate this architectural consistency. Architectural unity should be preserved in any remodeling/rehabilitation work and should be a deliberate part of the design process.

Guideline III-3: All garages, both detached and attached, should have an operable door which completely covers the vehicular entrance to the garage. Guideline III-4: The remodeling/rehabilitation of an existing detached or attached garage and the construction of a new detached or attached garage, when combined with the construction of a habitable space, should conform to the guidelines for new construction. Compatibility

Neighborhood and Contiguous Parcels Guideline III-5: The siting of a new detached or attached garage on a parcel should be visually integrated with the neighborhood and respect the amenities enjoyed by residences located on contiguous parcels. Comments: III-5(a): The intent of Guideline III-5 is that the design of a new

detached or attached garage is sensitive to view, access to sunlight, a feeling of openness and other related amenities presently enjoyed by neighboring residences, especially those located on contiguous parcels. Ideally, the design of the new garage will totally avoid adversely impacting these amenities. Guideline III-5 recognizes that this may not always be possible, and it may be necessary to weigh the desire of a homeowner to construct a garage against impacts on neighboring residences.


On-Site Guideline III-6: The siting of a new detached or attached garage on a parcel should minimize any adverse impacts on the residence which it serves. Comments: III-6(a): The design of a new detached or attached garage should

avoid, when possible, detracting from the existing amenities of the residence which it will serve, such as converting a yard into a garage, blocking a view, or reducing a sense of openness.

Safety

Contiguous Parcels and On-Site Guideline III-7: The design of a new detached or attached garage should not create an unsafe condition with respect to residences located on contiguous parcels or to the residence which it serves. Comments: III-7(a): The design of the new garage should not impede access to

the rear yard of a structure, block traffic sightlines to the street from the neighboring or on-site driveways, or otherwise create an unsafe condition.



- CATEGORY IV -

RETAINING WALLS

Aesthetic Design

Neighborhood and Contiguous Parcels Guideline IV-1: The design of retaining walls should be consistent with the character of retaining walls in the neighborhood and on contiguous parcels. Comments: IV-1(a): In several areas of Piedmont, retaining walls along

sidewalks provide a strong visual element which unifies a neighborhood otherwise characterized by a variety of architectural styles. An excellent example of this is along Oakland Avenue, where the wall in front of each residence has its own characteristic design, yet overall the appearance is one of continuity achieved by a uniform wall height and the sense of common design features.

IV-1(b): In situations where retaining walls are being introduced for

the first time or where walls are used but there is no unified design theme, a new or reconstructed wall should establish a design theme which may be followed by subsequent retaining wall projects.

On-Site Guideline IV-2: Retaining walls should be constructed in stepped or terraced fashion with the maximum height for any single wall no more than four feet, unless physical limitations on the site or structural engineering conditions make terracing unfeasible. Any retaining wall in excess of six feet should be avoided whenever possible. The height of a retaining wall shall be measured from whichever of the following is lower: (a) the finished grade surface of the ground; or (b) the natural surface of the ground. The surface of the ground for measurement purposes shall be determined by the specific plane of the proposed retaining wall.


Comments: IV-2(a): The intent of Guideline IV-2 is to encourage the

construction of retaining walls which are divided into a series of less visually-prominent monolithic structure. Guideline IV-2 recognizes that in certain situations it may be physically impossible to construct a series of terraces, and the only alternative is to construct one or more large monolithic structures. In this situation, the maximum height limit will apply.

Guideline IV-3: The design of a retaining wall should be compatible with the architectural style of the residence which it serves and should provide visual variety and interest through the use of form, texture, detailing and planting. When a retaining wall contains an entry stairway to the residence, the design of the wall should give visual prominence and attention to the entryway. As shown in, when a retaining wall is adjacent to a garage, the two should have unified design. A retaining wall should be well-designed and visually interesting. It should not call attention to itself, but instead should focus and direct attention to the residence. Comments: IV-3(a): The intent of Guideline IV-3 is that retaining walls present

a unified appearance along with the architectural design of the residence and with an adjacent garage if one is present. The retaining wall should complement the residence, rather than obscure or overwhelm it. This relationship may be established by designing a wall which incorporates one or two of the distinguishing design features of the residence and which is physically connected to the adjacent garage; represents several illustrations of how his may be accomplished.

Guideline IV-4: Where a single large retaining wall is used, its design should incorporate either a planting strip and irrigation system at its toe strip to allow for the planting of screening vegetation, or planting strip with irrigation system should be incorporated at the top of the wall. Ideally, both toe and top planting strips should be provided. The design of stepped or terraced retaining walls should incorporate planting strips to allow for the planting of screening vegetation at each level.


Comments: IV-4(a): A toe planting strip is preferred because the vegetation it

supports is generally a more effective visual screen than overhanging vegetation.

Compatibility

Neighborhood and Contiguous Parcels Guideline IV-5: A retaining wall should avoid the creation of a tunnel effect which may result when a high retaining wall is built along one side of a narrow street and residences are built close to curb on the other side of the street. Comments: IV-5(a): The intent of Guideline I-5 is to prevent and creation of this

“tunnel effect” by lowering the height of a retaining wall to four feet - the approximate eye level of a person in an automobile.

Safety

On-Site Guideline IV-6: A retaining wall located adjacent to a driveway should not obstruct the view of a driver exiting a driveway.



- CATEGORY V -

FENCES/WALLS

Aesthetic Design

Neighborhood and Contiguous Parcels Guideline V-1: The design of fences/walls should be consistent with the character of existing fences/walls in the neighborhood and on contiguous parcels. On-Site Guideline V-2: The design of a fence/wall should be compatible with the architectural style of the residence which it serves and should provide visual interest and variety. A fence/wall should be well-designed and visually interesting. It should not call attention to itself, but instead should focus and direct attention to the residence (Figure 11 shows several types of fences/walls and the architectural styles appropriate to each). Guideline V-3: When a fence/wall contains an entry to the residence, its design should give visual prominence to the residence and direct attention to the entry. Compatibility

Neighborhood and Contiguous Parcels Guideline V-5: A fence/wall should minimize any adverse impacts on the neighborhood and on residences located on contiguous parcels. The quality of design reflected by the fence/wall should be directly related to its visual prominence. Comments: V-5(a): The intent of Guideline V-5 is that the design and siting of

a fence/wall be sensitive to the potential to deprive neighboring residences - especially those located on contiguous parcels - of views, access of sunlight, a feeling of openness, and other related amenities which they presently enjoy. Ideally, the design of the fence/wall


recognizes that this may not always be possible, and it will frequently be necessary to weight the desire of a homeowner to construct to fence/wall against its impacts on neighboring residences.

V-5(b): Guideline V-5 also intends that greater attention should be

devoted to design and siting of fences and walls subject to public view. Accordingly, fences in front yards should reflect the highest design standard. A rear-year fence which will be seen by fewer people than will view a front yard fence need not have the same quality of design. However, nothing in Guideline V-5 is intended to discourage high-quality designs for all fences/walls, which are welcomed and encouraged in all situations.

V-5(c): The visual and other impact of fences/walls should be

mitigated by siting on the lot, variation in height (e.g., “stepping down” a side-yard fence as it approaches the street), and appropriate use of vegetation.

On-Site Guideline V-6: With the exception of corner lots, fences/walls greater than four feet (4') in height should not be located within the front yard of a residence. If a residence located on a corner lot has no other private yard, it should be permitted to construct a fence/wall within the front yard and the side yard along the side street of a corner lot in order to create a private yard. Safety

Contiguous Parcels Guideline V-7: A fence/wall located in a side yard should not obstruct emergency access between the street and the side and rear yards of a contiguous residence. On-Site Guideline V-8: A fence/wall located in a side yard should not obstruct emergency access from the street, through the side yard, and into the rear yard of the residence. A gate located in a side yard fence or wall should be wide enough to accommodate an emergency


stretcher. Its locking mechanism should be a type that can be unlocked or removed by police and fire department personnel in an emergency. Guideline V-9: A fence/wall located adjacent to a driveway should not obstruct the view of a driver exiting a driveway. Guideline V-10: A fence/wall located in the side yard of a corner lot adjacent to a street should not obstruct the view of the cross street for drivers approaching the cross street. Guideline V-11: A gate in a fence/wall located in side yards and permitting access to rear yards should be equipped with an adequate lock which can be unlocked or removed by police and fire department personnel in an emergency (see Guideline V-8).


GLOSSARY OF TERMS

ARCHITECTURAL STYLE - The visible and permeating design character of a building, defined by its forms and the details within that form. When a particular architectural style is identified and associated with a certain region of historic period, it is sometimes referred to as a vernacular style. The City of Piedmont shares with neighboring East Bay cities the distinctive, vernacular architectural styles typical of the period from the turn of the century to World War II. CONTROL - The quality of encouraging a sense of empowerment of the ability to direct influence. CONVENIENCE - The ease of operation or use. FENCE/WALL - A free-standing, self-supporting vertical screen device used to provide privacy, visual or otherwise, and no applied load. IDENTITY - the quality of encouraging a sense of association, belonging or unity. MASS - The three-dimensional form of a building, which is usually a composite of several simple forms, such as cubes, rectangular solids, cylinders, pyramids and cones. The arrangement of simple forms into a complex composition in a building is generally described as the “massing” of forms. ORIENTATION - The quality of relating or “fitting-in” with the environs. PRIVACY - The sense of seclusion from the visual or acoustical observation of others. RHYTHM - The description of the relationship of building to each other, the relationship of buildings to each other, or the relationship of the individual components of a building to each other. Rhythm itself is defined in terms of proportion, balance, and emphasis:

Proportion address the ratio of dimensions between buildings or the elements of a single building. At the streetscape level, proportion is defined by the relationship of houses and streetscape elements (landscaping, lighting standards, etc.) to each other, and depends on such factors as lot size, setbacks from the street and adjacent buildings, and the mass and scale of the individual houses. The sense of proportion of an individual house is defined by the ratios of the structure’s height to the width of its street frontage, the ratio of the highest point of the structure to the height(s) of its other level(s), and the width of the street frontage to the overall width of the structure.


Balance operates at the levels of the streetscape as well as an individual house, and it described a condition of equilibrium and stability. Balance may be achieved by a symmetrical design in which its various elements identically correspond in size, shape and relative position on opposite sides of dividing line or central axis (see Figures 12 and 13). Balance may also be achieved by an asymmetrical design in which the elements on either side of a dividing line or central axis are not identical but nonetheless, when perceived as a whole, display equilibrium.

Emphasis describes the condition in which individual houses along a street, or individual elements of a single house, direct attention to themselves. Emphasis relates closely to balance; the rhythm of a symmetrically-balanced street or house can be upset by a house which improperly uses emphasis to create symmetry.

SCALE - The measurement of the relationship of one object or thing to another object or thing. The scale of a building can be described in terms of its relationship to another building or group of buildings, or to a human being. The relationship of a building, or the portions of a building, to a human being is called its relationship to “human scale”. SETBACK - An open space resultant from the placement of structures with respect to streets, normally constituting the front yard, but also including the side yard of a corner lot. SIGNIFICANT VIEW - A distant vista or panoramic range of sight of Piedmont, neighboring areas or the San Francisco Bay. Significant views include, but are not limited to, skylines, bridges, distant cities, geologic features, hillside terrains and wooded canyons or ridges. TEXTURE - refers to variations in the exterior façade of a house and is created by the exterior sheathing, the patterns inherent in the sheathing material or the patterns in which the material is placed. Planting also has a texture defined by the size and density of a plant’s leaves. A building’s texture may vary from rough (wood shingles) to smooth (clapboard or stucco siding). Planting texture may range from coarse (large leaves carried openly on the branching system) to fine (small leave carried densely on the branches). YARD - an open space between property line and nearest point of any structure on that lot, including eaves, sills, cornices or other architectural projections. YARD, FRONT - a yard extending across the full width of the lot measured between the front property line and the nearest point of any structure on that lot, including all eaves, sills, cornices or other architectural projections. The “front yard” of a corner lot is the yard abutting to the shorter street frontage.


YARD, REAR - a yard extending across the full width of the lot measured between the rear property line and the nearest point of any structure on that lot, including all eaves, sills, cornices or architectural projections. YARD, SIDE – a yard on either side of the lot, extending from the front line of any building, etc., to the rear line thereof, the width of which is measured between the interior side property line of that lot and the nearest point of any structure on that lot, including all eaves, sills, cornices or other architectural projections.


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CITY OF PIEDMONT

SUPPLEMENTAL DESIGN GUIDELINES

SUBJECT: Window Replacement

PURPOSE: The following guidelines are intended to provide direction to the Planning Commission and staff

when reviewing window replacement projects, and to provide guidance to owners and their designers in preparing

plans for the replacement of windows. The intended result is that windows that are consistent with the original

architecture of the building.

GUIDELINES: The City of Piedmont has provided criteria in the Residential Design Review Guidelines

concerning the design of new and replacement windows of projects that are proposing additions or remodeling.

However, the following additional guidelines are intended to provide the Planning Commission and staff direction

when considering window replacement projects:

1. Consideration shall be given to the compatibility of design and long-term quality and durability rather

than actual material composition of replacement windows as the primary focus in applications requesting

window replacements.

2. Permit new windows that have the same or greater architectural compatibility to the design of the building

and the existing windows. Window hierarchy shall be considered, including differences of design

between primary windows that may have a greater level of detail (divided lights, increased size, and

special treatments such as arches) and secondary windows. These differences in design should reflect

consistency in window proportions, operation, trim, and the use of materials that appear to be the same.

3. Permit new and replacement windows, including retrofit replacement windows, upon the condition that

the recess of the new or replacement window shall be a minimum 75% of the recess of the original

windows on the building. Retrofit windows are a replacement window in which the existing window sash

is removed and a new window frame and sash is inserted into the original window frame. A window

recess is the dimension between the window sash and the exterior wall surface or surrounding trim,

whichever is greater.

4. Permit window replacements in applications where there is a mix of windows, provided that the window

materials and designs are consistent on all elevations that are visible from a private or public street, and

all of the windows on the building are painted with a similar color scheme; and the difference in window

treatments is not readily visible and the resulting overall appearance is not a “hodge-podge.”

5. Permit window replacements in applications where there is already a mix of windows, provided that the

windows that are proposed to be replaced are non-original windows and that the proposed windows more

closely replicate or simulate the original window on the building.

6. Prohibit the use of vinyl window products unless they are paintable.

7. Support the use of energy efficient windows.

8. Simulated divided-light-grilles are acceptable if they are three-dimensional.

PROCEDURE: Review all window replacement applications in accordance with the Criteria and Standards of

Section 17.66.060 of the City Code, the Residential Design Review Guidelines, and this policy.

APPROVED BY: City Council

APPROVED: March 5, 2018

Section C.1

InformationforApplicationstoReplaceorInstallWindows

Thefollowinginformationisintendedtoassistapplicantscompletetheformsandplansnecessaryforthereplacementof,additionof,andmodificationstowindowsandincludesthefollowing:

TypesofWindowsGeneralWindowInformation

DividedLiteTypeSamplePlans

Windowreplacement,addition,andmodificationsrequireExpeditedDesignReview.TheExpeditedDesignReviewapplicationcanbefoundontheCityWebsiteat:www.ci.piedmont.ca.us/forms/index.shtmlorobtainedatthePublicWorksCounteratCityHall,120VistaAvenue.InformationontheCity'sWindowPolicycanbefoundinSectionC1oftheInterimDesignGuidelinesInformationontheCity'sDesignGuidelinesforwindowscanbefoundinsectionBoftheInterimDesignGuidelines. Rev. 10/20/2016

Section C.2 Guidelines for Window Replacement

Types of Windows:


General Window Information:


Divided Light Types:


Sample Plans:


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B 48"x36" Casement Wood True DL 1 1/2" 2" C 48"x36" Slider Aluminum None 2" 2" D 48"x36" Casement Wood True DL 1 1/2" 2" E 48"x36" Casement Wood True DL 1 1/2" 2" F 36"x36" Awning Aluminum-

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G 24"x36" Casement Aluminum-Clad

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CITY OF PIEDMONT PROTOCOLS AND PROCEDURES

SUBJECT: Site Visits PURPOSE: The purpose of this protocol is to provide guidance to planning commissioners, staff and residents concerning appropriate site visit procedures for applications for a design review permit. PROTOCOL: The City Council has established the following procedures concerning site visits related to design review permit applications. PROCEDURES FOR PLANNING COMMISSION AND STAFF: For every application for a design review permit the deciding body is expected to make a site visit to the subject property. The deciding body is either a member of the planning staff or all the members of the Planning Commission. Commissioners and staff shall make every effort to leave their business cards whenever they enter onto a subject or neighboring property, and nobody is home. Subject Properties: 1. For purposes of this policy, the term “site visit” does not necessarily mean entering onto a

property. In some instances, it is possible to assess the impacts of a project without stepping on the subject or neighboring property (for example, a fence proposed for the front property line). However, the commissioner or staff member shall enter onto the property if it is necessary to understand the application and surrounding context (for example, a proposed rear deck that cannot be easily seen and understood from the street).

2. Understanding the property and context is critical to the design review permit decision-making

process. Staff members may not take action on a design review permit application until a site visit to a subject property has been made.

3. If any planning commissioner is unable to make a site visit to the subject property prior to the

planning commission hearing, said commissioner shall recuse himself or herself from the discussion and action on the application.

4. In almost all cases, it is not necessary to see the inside of the subject residence. From the

exterior, commissioners and staff shall assess the relationship of the proposed construction and its possible impacts to the existing site, the adjacent properties and surrounding neighborhood. At their discretion, commissioners and staff may request permission from property owners of adjacent properties to make a site visit in order to assess potential impacts from the neighboring property.

Neighboring Properties: When a neighbor of a property seeking a design review permit requests a site visit in accordance with the procedures below, commissioners and staff shall make a site visit, as defined above, to the neighboring property to view the story poles and understand the context. 1. If specifically requested in writing (via letter, fax or e-mail), staff shall visit the interior of the

requesting neighbor’s house. Planning commissioners are encouraged, but not required, to visit the interior of the requesting neighbor’s house. The commissioners shall use their discretion in determining the necessity of viewing a project from the interior of a residence. In general, neighboring residences that are not near the proposed construction, or where it is clear that there is little impact, do not usually need an interior site visit. However, it is City Council policy to

Section C.3 Site Visits

encourage interior site visits of properties that are adjacent to the proposed construction, or are near an application that proposes a large addition or new second story.

2. In order to avoid Brown Act violations, no more than two commissioners may visit any property

at the same time without the notification requirements of City Code Division 17.62 having been implemented.

PROCEDURES FOR APPLICANTS AND NEIGHBORS: Planning commissioners often have 10-15 applications per month, involving site visits to each subject property. In general, they must fit numerous site visits into very busy work and family schedules during the weekdays and weekend days just prior to the meeting, including site visit requests from neighboring properties. Applicants: 1. Since commissioners and staff rarely need to see the inside of an applicant’s property, applicants

only need to make the exterior of their property available. However, applicants shall take appropriate measures to ensure access to the exterior portion of their property subject to review, such as unlocking gates and keeping dogs indoors. Applicants shall not use the site visit as an opportunity to privately lobby staff or commission members outside of the public process.

Neighbors: 1. Neighboring residents who request staff site visits to their properties, shall do so by returning the

comment form mailed with the notice of the application, or by sending a letter, fax or e-mail by noon, at least two business days prior to the deadline indicated on the form.

2. Neighboring residents who request planning commission site visits shall do so in writing as early

as possible, but no later than noon two business days prior to the planning commission meeting. 3. Neighboring residents who request site visits shall provide written instructions (e.g., which gate

to use, and what they want the commission and staff to look at) and shall take appropriate measures to ensure access to the exterior of their properties (e.g., keeping dogs indoors, etc.).

4. Neighboring residents who request commissioners or staff members to view the proposed

development from the interiors of their residence, shall do so only when the neighbor believes that the proposed development will have an adverse impact on the interior of their residence. For applications being considered by the Planning Commission, they must make themselves available to provide access to the interior of their residence during the last five calendar days prior to the meeting, or designate someone (e.g., a neighbor) who can provide access on their behalf.

5. Neighbors shall not use the site visit as an opportunity to privately lobby staff or commission

members outside of the public process. 6. Objecting neighbors who do not make their property conveniently available for site visits shall

not later claim lack of site visits as a basis for appeal. Rev. 10/20/2016

Section C.3 Site Visits

CITY OF PIEDMONT SUPPLEMENTAL DESIGN GUIDELINES

SUBJECT: Residential Parking and Driveways PURPOSE: To provide guidance to Planning Commissioners, staff, residents, and designers concerning appropriate parking and driveway configurations proposed in applications that require a design review permit. GUIDELINES: The protocol of the City of Piedmont is to apply the requirements of the Piedmont City Code and the existing criteria in the Residential Design Review Guidelines concerning the design of proposed new, replacement, and modified vehicular parking enclosures and driveways. Furthermore, the guidelines provided herein are meant to provide the Planning Commission and staff additional criteria to support the requirements of City Code Chapter 17 when considering such projects. The standards below are intended to be used as a guideline, with the recognition that all Piedmont properties are “unique” and as a consequence, every lot will be evaluated on its own merits with regard to parking, turnaround and driveway dimensions. This policy, while discretionary, provides guidelines to assist in the documentation and planning for uniform variation for different parking situations on different types of properties and is not intended to indicate the “optimum” dimensions for each and every application. 1. DIMENSIONS AND TURNING RADII OF STANDARD VEHICLE (see Diagram A):

Vehicle width: 6’-0” Vehicle length: 16’-0” Minimum inside turning radius: 13’-0” from pivot point to side of car at inside rear wheel Minimum outside clearance radius: 22’-6” from pivot point to outer front corner of car

2. DRIVEWAY STANDARDS

DESCRIPTION MINIMUM WIDTH

OPTIMUM WIDTH

MAXIMUM WIDTH

For a residential driveway leading to a single car garage, single car carport or one unenclosed space

8.5 feet2 10 feet 12 feet

For a residential driveway leading to a double car garage, double car carport or unenclosed spaces

8.5 feet2 12 feet 18 feet

MIN. BACKUP DISTANCE 1

MAX. BACKUP DISTANCE 1

For a residential driveway less than 10 feet in width 18 feet 50 feet For a residential driveway 10 feet or greater in width 18 feet 75 feet 1. Backup distance is measured between inside edge of sidewalk to front wall of parking enclosure. 2. For a single family dwelling, the closest portion of which is located in excess of 75 feet from the closest street,

the minimum driveway width is 12 feet.

3. TURNAROUND STANDARDS

Driveways that exceed the maximum backup distance shall have a turnaround area immediately adjacent to the front wall of the garage or carport. Said turnaround shall be adequate in size so as to allow a standard vehicle one (1) two-point maneuver and an exit onto a public street in a forward direction. One (1) two-point maneuver consists of one (1) forward motion and one (1) backward motion. (See Diagram B.)

DESCRIPTION MINIMUM WIDTH MINIMUM LENGTH For a turnaround in front of a one car garage or carport 25 feet 44.5 feet For a turnaround in front of a two car garage or carport 34 feet 44.5 feet

Section C.4 Residential Parking and Driveways

4. DRIVEWAY GRADIENT STANDARDS Section 17.30.050 of the Piedmont City Code limits the grade of driveways to a maximum of twenty percent (20%). In addition, the following standards are recommended in order to prevent vehicles from “bottoming out”:

At the street, the ramp shall start 5 feet from the face of curb and at the same elevation as street pavement.

10% maximum ramp slope for the first 10 feet of ramp. 15% maximum ramp slope for the last 10 feet of ramp. 20% maximum ramp slope for the remainder of ramp.

(See Diagram C)

Diagram A: STANDARD VEHICLE AND TURNING RADII DIMENSIONS

Not to Scale


Diagram B: DRIVEWAY TURNAROUND STANDARDS

Not to Scale


Diagram C: DRIVEWAY GRADIENT STANDARDS

Rev. 10/20/2016

Not to Scale


CITY OF PIEDMONT SUPPLEMENTAL DESIGN GUIDELINES

SUBJECT: Tankless Water Heater PURPOSE: To provide guidance to Planning Commissioners, staff and residents concerning the location and installation of tankless water heaters. GUIDELINES: The City has established the following guidelines concerning the location of tankless water heaters, for Piedmont residents who wish to replace their existing water heaters with this new technology. PERMITTED LOCATION: The City of Piedmont strongly encourages tankless water heaters to be installed in the interior of a house with an external vent. Typical locations may include, but are not limited to, basements, crawl spaces, garages, laundry rooms, furnace rooms, and closets, subject to the manufacturers’ requirements for ventilation and clearance. If the exterior vent does not project more than 12 inches from the wall and is painted to match the wall color, it does not require a design review permit. ALTERNATIVE LOCATION: Only in unusual circumstances when it is physically not possible to install the tankless water heater inside a residence, or a significant economic burden will occur to do so, may tankless water heaters be installed in an exterior wall cavity, with the clearances and ventilation required by the manufacturer, provided that the device is concealed with a panel or door that is flush with the exterior wall, and painted to match the wall (including the vent). If the exterior vent does not project more than 12 inches from the wall and is painted to match the wall color, it does not require a design review permit. The panel or doors require a design review permit, except if they are for a crawl space area and are painted to match the exterior wall color. Rev. 10/20/2016

Section C.5

CITY OF PIEDMONT PROTOCOLS AND PROCEDURES

SUBJECT: Story Poles SECTION: Planning PURPOSE: To enable neighbors, Planning Commissioners and staff to envision the proposed construction of design review applications and ensure the accuracy of the story pole representations, in accordance with Piedmont City Code Sections 17.66.010, and 17.66.020. PROTOCOL: The Planning Department shall require the installation and verification of story poles for design review applications when: 1. A new residence and/or any other detached structure requiring design review is proposed; 2. An upper level expansion of an existing residence (including decks and dormers) is proposed,

when a neighbor’s light, view and/or privacy is in question; and 3. As needed by the staff or Planning Commission to assess the proposed height and/or bulk of large

single story expansions or any other proposed expansions. PROCEDURES: Unless otherwise directed by the Director of Planning or the Director’s designee, story poles are to be erected by the applicant or the applicant’s representative and verified by a California Licensed Land Surveyor or Licensed California Civil Engineer. Verification must be in the form of a completed Story Pole Certification form that is stamped and signed by the licensed professional along with photographs of the story poles. The Certification form, the format of which shall be determined by the Director of Planning, shall state that the story poles are in compliance with the proposed application. The verification shall be submitted to the Planning Department no later than 12:00 noon, 14 days before a scheduled Planning Commission hearing in accordance with the schedule attached to this policy. Without exception, applications that do not have verification received by noon on the required deadline date will not be eligible for the Planning Commission agenda. For Staff Design Review applications, staff will not consider the application to be complete or send the required notice to neighbors until verification is received, and will not take action on the application until at least 14 days from the receipt of the story pole verification. Applicants are encouraged to install and verify well in advance of the deadline to avoid problems with weather and surveyor scheduling. Story poles shall be installed to define the outlines of the proposed construction in order to show the proposed height and mass of the construction. Typically there will be a pole at every proposed corner to indicate the wall planes, and poles that represent roof points, with tape or strings that connect the poles to indicate the roof height, ridges, slopes and relationship to the walls. There are no required materials for the poles, but the poles must be clearly visible and stable (wood and aluminum stud framing and rigid PVC pipes are typical materials), and the tape or strings should be brightly colored, clearly visible and strongly attached. Staff and the Planning Commission may require colored flags or plastic construction netting to help understand the proposed construction. Please contact staff if you have questions about a specific project. Story poles shall remain erected through the appeal period after action is taken on the application, and shall be removed promptly after the end of the appeal period if an appeal has not been filed. If an appeal is filed, the story poles must remain erected until final action is taken on the application.

Rev. 10/20/2016

Section C.6 Story Poles Protocol

STORY POLE VERIFICATION DEADLINE SCHEDULE APPLICATIONS SUBJECT TO PLANNING COMMISSION REVIEW Verification from a California Licensed Surveyor or California Licensed Civil Engineer shall be received in writing to the Planning Department no later than 12:00 noon, 14 days before the scheduled hearing in accordance with the Story Pole Protocol and Procedures on the reverse side of this schedule. Without exception, applications that do not have written verification received by noon on the required deadline date will not be eligible for the Planning Commission agenda. Applicants are encouraged to install and verify well in advance of the deadline to avoid problems with weather and surveyor scheduling. MEETING DATES For the meeting of:

VERIFICATION RECEIPT DEADLINE Verification must be received by:

MONDAY, NOVEMBER 14, 2016 MONDAY, DECEMBER 12, 2016 MONDAY, JANUARY 9, 2017 MONDAY, FEBRUARY 13, 2017 MONDAY, MARCH 13, 2017 MONDAY, APRIL 10, 2017 MONDAY, MAY 8, 2017 MONDAY, JUNE 12, 2017 MONDAY, JULY 10, 2017 MONDAY, AUGUST 14, 2017 MONDAY, SEPTEMBER 11, 2017 MONDAY, OCTOBER 9, 2017 MONDAY, NOVEMBER 13, 2017 MONDAY, DECEMBER 11, 2017 MONDAY, JANUARY 8, 2018

NOON, MONDAY, OCTOBER 31, 2016 NOON, MONDAY, NOVEMBER 28, 2016 NOON, THURSDAY, DECEMBER 22, 2016 NOON, MONDAY, JANUARY 30, 2017 NOON, MONDAY, FEBRUARY 27, 2017 NOON, MONDAY, MARCH 27, 2017 NOON, MONDAY, APRIL 24, 2017 NOON, FRIDAY, MAY 26, 2017 NOON, MONDAY, JUNE 26, 2017 NOON, MONDAY, JULY 31, 2017 NOON, MONDAY, AUGUST 28, 2017 NOON, MONDAY, SEPTEMBER 25, 2017 NOON, MONDAY, OCTOBER 30, 2017 NOON, MONDAY, NOVEMBER 27, 2017 NOON, THURSDAY, DECEMBER 21, 2018

APPLICATIONS SUBJECT TO STAFF REVIEW Staff will not consider an application to be complete or take action on the application until at least 14 days from the receipt of the story pole verification from a California Licensed Surveyor or California Licensed Civil Engineer.


City of Piedmont City use only California Date Received _________________

Time Received ________________

STORY POLE CERTIFICATION (Must be prepared by a California Licensed Surveyor or Civil Engineer)

On _______________________________________, I surveyed the story poles located at date __________________________________________, Piedmont, Ca., related to plans property address submitted as part of design review application _________________________________. application number I have determined that the story poles are in substantial compliance with the plans dated __________________________________, and accurately represent the proposed plan date or City date-stamp date construction in terms of dimensions, corner/wall locations, and ridge heights/locations. _________________________________ PLEASE STAMP AND SIGN BELOW name (please print) _________________________________ company _________________________________ address _________________________________ phone fax _________________________________ Piedmont Business License # .


It is optimal if you can provide approximately 150% of the sum of the cart footprints to easily maneuver the carts into and out of their storage spaces. At 150% the footprint dimensions are:

ENCLOSURE SIZE:

TTrash enclosures need to accommodate the size and number of carts you routinely use. Most Piedmonters have three 35 gallon carts: a black one for trash, a blue one for recycling, and a green one for yard waste and food scraps (organics). Piedmonters who have back yard pick-up service are limited to 35 gallon carts, but those who need more than one cart for recycling or ororganic waste, may have as many carts as routinely needed at no extra charge (remember, you may order occasional “overage bags” for large yard clean up projects at no charge). Piedmonters who opted for curbside pick-up, may use larger carts if routinely needed, but must properly store and screen them.

Most side yards in Piedmont are at least 4’ to 5’ wide, which can accommodate 35 gallon carts next to each other against the wall of the house or along the fence, and still leave 2’ to 3’ feet for access to the rear yard. This means that as long as you have a 4’ side yard, and at least 6 feet along the wall of the house or fence, you will have enough space for all your 35 gallon carts.

IfIf you are not able to provide an enclosure in compliance with the above criteria, please contact the Planning Department at 510-420-3050 to schedule an appointment with a planning staff person who will assist you with the proper placement of your carts and the design of an enclosure. No fees for the consultation or process are required.

FENCE

TRASH ENCLOSUREINFORMATION

CITY OF PIEDMONT

TRASH ENCLOSURE

CARTS

Section C.7

Trash Enclosures: Any solid fence, wall, or combination of a fence and wall at least 4’ in height and up to 6’ in height; open fence up to 6’ in height in combination with dense evergreen landscaping at least 4’ in height at maturity and up to any height; or dense, evergreen landscaping at least 4’ in height at maturitymaturity and up to any height shall be constructed in compliance with the following:

Non-Street Setback Areas: Trash enclosures in compliance with this section may be permitted in any non-street setback area without the need for a building permit or design review.

Street Setbacks: Any Trash Enclosure used exclusively for the purpose of screening trash, recycling and organic waste carts from public view that is located within a front yard setback, a street side yard setback, or a rear yard setback of a through lot, shall require staff review and approval at the Planning Counter in compliance withwith the provisions of Section 17.17.1(c)(ii) of the city code and the Trash/Recycling/Organic Waste Cart Enclosure Policy, except that staff may refer any application to the Planning Com-mission for review. The enclosure shall be:

1. Located as far away from the street as hh-hhhpossible; 2. As small as is necessary to enclose the carts; 3. As low in height as necessary to adequately hhhscreen the carts; and4. Designed in compliance with Category 5 of hhhthe Residential Design Guidelines

Section C.7

CITY OF PIEDMONT LIST OF STREETS

In Chapter 17, Planning and Land Use, Street means a public vehicular roadway. It does not include a public alley, or a private roadway. (Section 17.90.010.) The following is a complete list of streets in Piedmont. This list is maintained solely for the purpose of determining street setback requirements under Chapter 17.

Abbot Way Alta Avenue Annerley Road Arbor Drive Arroyo Avenue Artuna Avenue Ashmount Avenue Bell Avenue Bellevue Avenue Blair Avenue Blair Place Bonita Avenue Boulevard Way Calvert Court Cambrian Avenue Cambridge Way Caperton Avenue Carmel Avenue Cavanaugh Court Cavendish Lane Craig Avenue Crest Road Crocker Avenue Crofton Avenue Croydon Circle Dale Avenue Dormidera Avenue Dracena Avenue Dudley Avenue Dudley Court Echo Lane El Cerrito Avenue Estates Drive Estrella Avenue Fairview Avenue Farragut Avenue

Florada Avenue Glen Alpine Road Grand Avenue Greenbank Avenue Guilford Road Hagar Avenue Hampton Road Hardwick Avenue Harvard Road Hazel Lane Highland Avenue Highland Way Hillside Avenue Hillside Court Holly Place Howard Avenue Huntleigh Road Indian Gulch Road Indian Road Inverleith Terrace Jerome Avenue Keefer Court King Avenue Kingston Avenue La Salle Avenue La Salle Court Lafayette Avenue Lake Avenue Lakeview Avenue Langdon Court Larmer Court Latham Street Lexford Road Lincoln Avenue Linda Avenue Littlewood Drive

Lorita Avenue Lower Grand Avenue MacKinnon Place Magnolia Avenue Manor Drive Marlborough Court Maxwelton Road Mesa Avenue Monte Avenue Monticello Avenue Moraga Avenue Mountain Avenue Muir Avenue Nace Avenue Nellie Avenue Nova Drive Oak Road Oakland Avenue Oakmont Avenue Olive Avenue Pacific Avenue Pala Avenue Palm Drive Park Boulevard Park Lane Park View Avenue Park Way Parkside Drive Piedmont Court Portsmouth Road Prospect Road Ramona Avenue Ranleigh Way Red Rock Road Requa Place Requa Road

Ricardo Avenue Richardson Way Ronada Avenue Rose Avenue San Carlos Avenue Sandringham Place Sandringham Road Scenic Avenue Sea View Avenue Selborne Drive Sharon Avenue Sharon Court Sheridan Avenue Sierra Avenue Somerset Road Sotelo Avenue St. James Circle St. James Drive St. James Place Sunnyside Avenue Sylvan Way Trestle Glen Road Tyson Circle Valant Place Vista Avenue Waldo Avenue Wallace Road Warfield Avenue Wildwood Avenue Wildwood Gardens Winsor Avenue Wistaria Way Woodland Way Wyngaard Avenue York Drive

All other roadways and alleys, both private and public, are not considered streets for the purpose of determining street setback requirements. Rev. 10/20/2016

Section C.8

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Section C.9

kjackson

Text Box

Corner Obstructions - Regulations

SampleGraphicCalculations

LotSize=7,000s.f.

*Includesprimaryandaccessorystructuresandsitefeatureswhen(1)thesitefeaturesaregreaterthan7feetinheightand(2)thetotalofallsitefeaturesis400squarefeetormore

(E)StructureCoverage*House 940s.f.Stairs 36s.f.DeckandStairs 202s.f.Shed 72s.f.Garage 380s.f.Total 1,630s.f.PercentageoftheLot 23.3%(E)LandscapedArea

4,584s.f.

PercentageoftheLot 65.5%ZoneA 30%Required

Minimum ZoneE 40%

(P)StructureCoverage*House 1,368s.f.Stairs 36s.f.Cottage 285s.f.Garage 380s.f.Total 2,069s.f.PercentageoftheLot 29.6%Limit(ZoneA&E) 40%(P)LandscapedArea

3,577s.f.

PercentageoftheLot 51.1%ZoneA 30%Required

Minimum ZoneE 40%

Section C.10 Example of Graphic Calculations for Coverage

Rev. 10/20/2016

(E)FloorAreaBasement 0s.f.1stFloor(A) 626s.f.1stFloor(B) 314s.f.2ndFloor(C) 511s.f.2ndFloor(D) 314s.f.Total 1765s.f.PercentageoftheLot 25.2%

(P)FloorAreaBasement 626s.f.1stFloor(A) 1,181s.f.1stFloor(B) 72s.f.1stFloor(C) 115s.f.2ndFloor 1,181s.f.Cottage 285s.f.Total 3,460s.f.PercentageoftheLot 49.4%

LotSizeunder5,000sf

55%

LotSize>5,000sfto<10,000sf

50%

Limit

LotSize >10,000sf

Section C.10 Example of Graphic Calculations for Coverage

LocatingStructures‐ZoneA

*AccessoryStructuresmaybelocatedinthesideandrearsetbackunderthefollowingcircumstances:

Theentirestructureislocatedwithin35feetoftherearpropertyline; Themaximumheightofthestructureis15feetorless; Thestructuredoesnotcontainanyhabitablequarters;and Isnotlocatedonacornerlotwheretherearpropertylineisthesidepropertylinetothe

adjacentproperty

SiteFeatures7'TallorLess

SiteFeatures>7'Tall

PrimaryandAccessoryStructures

20'StreetYardSetback

NoMinimumSetbackPCDR+BP

NoMinimumSetback

PCDR+BP

VarianceRequiredPCDR+Variance+BP

5'Side&RearYardSetback

NoMinimumSetbackDDR+BP

NoMinimumSetbackPCDR+BP

VarianceRequired*PCDR+Variance+BP

Non‐SetbackArea

DDR+BP DDR+BP DDR+BP

Section C.11

LocatingStructures‐ZoneA

AbbreviationsBP‐BuildingPermitPCDR‐PlanningCommissionDesignReviewPermitDDR‐DirectorDesignReviewPermitDefinitionsAccessoryStructure:meansadetachedstructure,theuseofwhichisappropriate,incidentalto,andcustomarilyornecessarilyrelatedtothezoneandtotheprincipaluseofthelotortothatoftheprimarystructure.Primarystructure:meansthestructureonalotinwhichtheprincipaluseisconducted.Itdoesnotincludeanaccessorystructure,sitefeature,undergroundfacility,builtfeaturelistedinBuildingCodesection5.2.2,on‐gradeimprovement,ortemporaryhandicapstructure.SiteFeature:meansasubordinatestructurethatisintendedtofunctionallyordecorativelyenhanceapropertyandthatisprimarilyusedforrecreation,decorationorasautilityfeature.AlistofsitefeaturesissetforthinthePiedmontDesignGuidelines.Sitefeaturedoesnotincludeanaccessorystructure,primarystructure,orbuiltfeaturelistedinBuildingCodesection5.2.2.Setback:meanstherequireddistancethatabuilding,structureorotherdesignateditemmustbelocatedfromalotline.Setbacksaremeasuredfromthelotlinetothefootprintofthestructureorbuilding.Footprint:meansthetotallandareacoveredbyallaccessoryandprimarystructuresonalot,measuredfromoutsidetheexteriorwallsandsupportingcolumnsorposts,exceptthatthefollowingarenotincludedindeterminingfootprint:

1. Theportionsofanyuncoveredandunencloseddecks,porches,landings,orpatios,notincludingrailings,whicharelessthan30inchesabovefinishedgradeandwhichprojectnomorethan36inchesfromthefootprint;

2. Uncoveredandunenclosedstairways,includingrailings,whicharelessthansixfeetabovefinishedgradeandwhichprojectnomorethan36inchesfromthefootprint;

3. Eaveorandroofoverhangthatprojectsuptothreefeetfromtheexteriorwallsurfaceorsupportingcolumnorpost;

4. Trellis,awningorsimilarfeaturethatprojectshorizontallyuptothreefeetfromtheexteriorwallsurfaceorsupportingcolumnorpost.

Rev. 10/20/2016

Section C.11

LocatingStructures‐ZoneE

Continued on the following page.

SiteFeatures7'TallorLess

SiteFeatures>7'Tall

AccessoryStructuresandAttached

Garages/CarportsPrimaryStructures

20'StreetYardSetback

NoMinimumSetbackPCDRP


PCDRP+Variance PCDRP+Variance

5'SideandRearSetbacks

NoMinimumSetbackDDRP


PCDRP+Variance* PCDRP+Variance

20'Side&RearYardSetback

NoMinimumSetbackDDRP


DDRPorPCDRP PCDRP+Variance

Non‐SetbackArea

DDRP DDRP DDRPorPCDRP DDRPorPCDRP

Section C.12

LocatingStructures‐ZoneE

*An accessory structure, including a garage or carport attached to a primary structure, may be located anywhere within the side and rear setback areas, except that it:

a) Must be located within 35 feet of the rear property line; b) Must be located at least 5 feet from a habitable structure on an abutting property, and,

for a corner lot, at least 5 feet from a side property line of an abutting property to the rear;

c) May not exceed 15 feet in height; and d) May not be habitable.

Abbreviations PCDR- Planning Commission Design Review Permit DDR- Director Design Review Permit Definitions Accessory Structure: means a detached structure, the use of which is appropriate, incidental to, and customarily or necessarily related to the zone and to the principal use of the lot or to that of the primary structure. Primary structure: means the structure on a lot in which the principal use is conducted. It does not include an accessory structure, site feature, underground facility, built feature listed in Building Code section 5.2.2, on-grade improvement, or temporary handicap structure. Site Feature: means a subordinate structure that is intended to functionally or decoratively enhance a property and that is primarily used for recreation, decoration or as a utility feature. A list of site features is set forth in the Piedmont Design Guidelines. Site feature does not include an accessory structure, primary structure, or built feature listed in Building Code section 5.2.2. Setback: means the required distance that a building, structure or other designated item must be located from a lot line. Setbacks are measured from the lot line to the footprint of the structure or building. Footprint: means the total land area covered by all accessory and primary structures on a lot, measured from outside the exterior walls and supporting columns or posts, except that the following are not included in determining footprint:

1. The portions of any uncovered and unenclosed decks, porches, landings, or patios, not including railings, which are less than 30 inches above finished grade and which project no more than 36 inches from the footprint;

2. Uncovered and unenclosed stairways, including railings, which are less than six feet above finished grade and which project no more than 36 inches from the footprint;

3. Eave or and roof overhang that projects up to three feet from the exterior wall surface or supporting column or post;

4. Trellis, awning or similar feature that projects horizontally up to three feet from the exterior wall surface or supporting column or post.

Rev. 10/20/2016

Section C.12

Updated 6/15/2018

FREQUENTLY ASKED QUESTIONS AND ANSWERS

ACCESSORY DWELLING UNIT REGULATIONS PIEDMONT CITY CODE DIVISION 17.38

How do I apply for an accessory dwelling unit (ADU) permit?

It is recommended that you begin by scheduling an appointment with a planner in the Planning Department, who can walk you through the process, answer questions, and provide you with the materials needed for your application. An accessory dwelling unit permit application is available at the planning counter at City Hall, 120 Vista Avenue, and on the City website at www.piedmont.ca.gov. It is specifically arranged to help determine the options available to you. Once you submit the application, the application will be reviewed by planning department staff to determine if your proposed accessory dwelling unit conforms to the accessory dwelling unit development standards in the City Code (Section 17.38.060). If it does, the application will be approved by the planning department staff and a letter confirming the decision will be sent to you. This is a “ministerial” process in which no notice will be sent to your neighbors and no public hearing is held. This process usually takes about 30-40 days, provided that your application is complete in accordance with the required application materials listed in the application form. If your application does not comply with the development standards for accessory dwelling units, the planning staff will contact you to discuss steps you will need to take in order to either modify the plans to conform to the standards or to request approval by the Planning Commission.

Will my application be reviewed at a public hearing?

If your ADU permit application conforms to the ADU development standards in Section 17.38.060 of the City Code, the planning department staff will approve the application “ministerially” with no public notice or hearing occurring. If your application does not conform to the development standards for ADUs in the City Code (see Section 17.38.060) and requires an exception to the unit size standards, the application will be reviewed at a public hearing, for which notice will be provided to neighboring property owners within 100 feet or more of your property.

Are accessory dwelling unit permit applications subject to design review?

An ADU permit is required to develop and occupy an independent dwelling unit that is accessory to a single family residence. In essence, it is a use permit. However, as outlined in City Code Section 17.38.060.A, if a proposed ADU requires new exterior construction, the applicant must submit a separate application for a design review permit and comply with the zoning regulations for the district in which it is located. New exterior construction may consist of window and door modifications to an existing building, an addition to an existing building, or an entirely new building. The new construction will need to comply with the City’s Design Guidelines. Should this construction require a variance from the zoning regulations, a variance application will also be required. See City Code Divisions 17.66 and 17.70.

If my proposed accessory dwelling unit requires exterior construction, will my accessory dwelling unit permit application be considered at a public hearing?

No, not necessarily. If your proposed ADU requires exterior construction, you must submit two separate applications: one for an accessory dwelling unit permit, and another for a design review permit. Although the two applications are reviewed concurrently, the ADU permit application will be processed ministerially unless it does not conform to the ADU development standards outlined in 17.38.060.B.

What are the development standards for an accessory dwelling unit?

It is important to differentiate between the development standards required for the ADU permit and the zoning and development standards required for the design review permit.

As provided in Section 17.38.060.B, the development standards for an ADU permit are as follows:

Unit Size: for an attached ADU, 800 sq. ft. maximum or up to 50% of the existing living area, whichever is less; and for a detached ADU, 800 sq.ft. maximum (Section 17.38.060.B.1). However, an exception to unit size may be sought under section 17.38.070.C.1.

Access: The ADU must have independent, exterior access.

Owner Occupancy: Except for an exempt ADU, the owner must occupy either the primary unit or the accessory unit if both are occupied and used as independent dwelling units. This restriction is recorded with the deed for the property (Section 17.38.060.B.3).

Limit of one ADU per parcel: There may be no more than one ADU on a parcel (Section 17.38.060.B.4).

The zoning regulations to which your ADU is subject depend upon the zone in which your property is located. For properties located in Zone A, the single family residential zone, the regulations listed in Section 17.20.040 apply. For properties located in Zone E, the estate residential zone, the regulations listed in Section 17.28.040 apply. The design review standards are listed in Section 17.66.060.

Planning department staff is available to help you determine how the standards and criteria are applied to your proposed application.

What if my proposed accessory dwelling unit does not comply with the zoning regulations?

If the construction of the building intended to house the proposed ADU requires one or more variances from setback, lot coverage, floor area ratio or building height regulations, you must seek a variance from the regulation(s) as part of the application you submit for design review permit. The application for variance and design review permit will be considered by the Planning Commission during a public hearing. Additional fees for the review of one or more variance request will be applied. Do I need to provide an on-site parking space for my proposed accessory dwelling unit?

No. State law forbids local jurisdictions, such as Piedmont, from requiring parking for accessory dwelling units located within ½ mile of public transit and when a unit is developed within an existing building. Since all of Piedmont is within ½ mile of a bus stop, no on-site parking is required for an ADU.

Do I need to provide on-site parking spaces for the primary unit if I propose to demolish the existing garage or carport when developing the ADU, or if I propose to convert the existing garage or carport to an ADU?

Yes. You must provide the required number of on-site parking spaces for the single-family house as provided in City Code Section 17.30.010.

When a garage or carport is demolished or converted for the development of an ADU, do the required replacement parking spaces need to be covered and non-tandem as provided in Section 17.30.010.B?

No. The parking space or spaces eliminated by the garage/carport demolition/conversion may be uncovered and tandem and located anywhere on the property (see sections 17.38.060.B.5.a, 17.30.010 and 17.30.040). For example, if a one-car garage serving a four-bedroom house was proposed to be converted into an accessory dwelling unit, the property owner would need to provide two parking spaces, which are required for a single-family dwelling with up to four bedrooms. Both of two parking spaces may be uncovered and tandem and located anywhere on the property.

Why am I required to provide two replacement parking spaces when it is only a one-car garage I am proposing to convert into an ADU?

Piedmont City Code section 17.030.010.B requires two covered, non-tandem parking spaces (8.5’ x 18’ each space) for single-family residences larger than 700 sq. ft. and with up to four bedrooms. Thus, a one-car garage is a nonconforming feature in most circumstances. City Code section 17.50.020.B.4 states that the owner’s right to the nonconformity terminates when the nonconforming building is demolished or destroyed unless it is rebuilt within a required timeframe. Therefore, when an applicant proposes to “destroy” the nonconforming parking supplied by a one-car garage when it is converted into an ADU, the right to the nonconforming parking is terminated and the owner must provide the required two parking spaces. As noted above, the two parking spaces associated with the construction of an ADU within a converted garage may be uncovered, tandem, and located anywhere on the property.

Can I build an accessory dwelling unit as an expansion of my house or as a separate building?

ADUs can be built within the building envelope of your existing house, as an expansion of your house or as a new building, as long as the proposed construction meets all of the development standards and zoning regulations or has been granted a variance from those regulations.

Can I build an accessory dwelling unit that is larger than 800 square feet?

A unit size exception of up to 1,000 sq. ft. is allowed if you agree to rent-restrict your ADU at a rent that is affordable to a low-income household. The unit size exception is increased to 1,200 sq. ft. if you agree to rent-restrict your ADU to a very low-income household. Under no circumstances is a unit larger than 1,200 sq. ft. permitted. (See Section 17.38.070.C.) ADU permit applications that seek an exception to the unit size limit are considered by the Planning Commission.

If you agree to rent-restrict your unit in exchange for permission to build an ADU larger than 800 square feet, you may only do so, as follows:

If your property is smaller than the minimum lot size for the zone: you may build an ADU larger than 800 square feet only if the new ADU is completely within an existing building without an expansion of the building envelope.

If your lot meets the minimum lot size for the zone: you may build an ADU larger than 800 square feet if the new ADU is within an existing building, an expansion of your existing home, or within a new detached building. (See Section 17.38.070.C.1).

Does my accessory dwelling unit have to have exterior access?

Yes. Section 17.38.060.B.2 requires that the ADU must have independent, exterior access.

May I rent my ADU to short-term guests, such as by posting it on an online house-sharing platform such as Airbnb?

The ADU program was primarily established to help make a range of housing types available to residents. An Accessory Dwelling Unit is prohibited from being used for short-term guests (guests staying fewer than 30 consecutive days). Pursuant to Section 17.40.030.A of the Piedmont City Code, a short-term rental unit may not be located in an accessory dwelling unit (intended or unintended) or multi-family unit. Subsequent to the approval of a Short-Term Rental Permit, rooms within a primary single-family residence, or the primary single-family residence as a whole, may be rented to short-term guests.

What does it mean to rent-restrict an ADU?

A rent-restricted ADU may only be occupied by a low-income household. If you choose to charge rent for the ADU, the rent must be affordable to the household that occupies the unit. You are not, however, obligated to keep the unit occupied.

If you agree to rent-restrict your unit, a deed restriction will be recorded against your property deed when the rent-restricted ADU permit is issued. The deed restriction will remain in effect for a minimum of 10 years and will remain in force if you sell your property within that time period. The deed restriction will automatically terminate at the end of the period, or by the City recording a document terminating the restriction. (See Section 17.38.070.C.2.)

Owners of rent-restricted ADUs will be required to file an Affordable Rent Certification with the City once a year. This form is used to verify the income status of the accessory dwelling unit household and to ensure that the rent being charge is affordable to that household. Copies of the Affordable Rent Certification are available on line at www.piedmont.ca.gov and at the planning counter at City Hall.

Who may occupy a rent-restricted ADU?

When being used as an independent dwelling unit, a rent-restricted ADU may only be occupied by a tenant who qualifies as a low-income household. The rent-restricted ADU is not to be used as an independent dwelling unit by family members or guests, unless you have filed the required Affordable Rent Certification for the occupant(s).

A rent-restricted ADU might be especially appealing to you if you want to provide housing for a low-income caregiver, household worker, elderly parent, friend or family member who qualifies as a low-income independent household.

Can a family member live in the ADU?

If there is no rent restriction placed upon your unit at the time the ADU permit is granted, any family member can occupy the unit. If, however, your unit is approved as a rent-restricted ADU, a family member can only live in the ADU if that family member is part of a low-income household. Elderly parents and grown children might meet this requirement. Your dependent children are not permitted to live in the rent-restricted ADU. Again, you must file the required Affordable Rent Certification for the occupant(s) of the ADU.

How are moderate-, low-, very low- and extremely-low income households defined?

The California State Department of Housing and Community Development (HCD) defines income categories based on the area median income (AMI) of a particular region. Piedmont's region encompasses all of Alameda County. Income categories are determined as a percentage of the area median income as follows: moderate income is between 80% and 120% of median income; low income is between 50% and 80% of median income; very low income is 30% to 50% of median income, and extremely low income is below 30% of median income. Family size is also taken into account when determining income limits for households. Alameda County Income Limits by Household Size are normally published in late May for that year and can be found at: http://www.hcd.ca.gov/grants-funding/income-limits/state-and-federal-income-limits.shtml

How are affordable rent levels determined?

A particular rent is considered to be affordable if the cost of rent and utilities comprise no more than 30% of a household's annual income. The City determines rent levels by using the 30% rule and standardizing the household size according to the type of ADU. In this manner, a studio is counted as a one-person household, a 1-bedroom unit as a two-person household, a 2-bedroom unit as a three-person household, and a 3-bedroom unit as a four-person household. More people may occupy the unit, but the stipulated rent level does not change. Similarly, the unit size does not affect how required rent levels are determined. Rent levels are updated annually in late May to reflect changes in the Alameda County Income Limits. To confirm current limits, contact www.hcd.ca.gov

The affordable rent levels are maximum monthly rents. You are, of course, free to charge less or even no rent at all.

My property was developed with an accessory dwelling unit prior to 1930. What is required to make this a legal accessory dwelling unit?

In order to legally rent an ADU that was established prior to 1930, you must submit an application for ADU permit under the provisions of City Code Section 17.38.050.B.2.b. Such applications are considered by the Planning Commission and must be supported with sufficient evidence of its establishment prior to 1930 (the date when the City first regulated ADUs). Acceptable evidence may include inspection by City staff to verify pre-1930 improvements, rental records, City or County records, and/or written or verbal testimony. An exempt accessory dwelling unit is not subject to the development standards in Section 17.38.060.

Does a pool house that contains all the facilities that define an accessory dwelling unit require an accessory dwelling unit permit?

Only if the unit is or will be occupied as an independent dwelling unit. A pool house, detached cottage, or developed basement or attic that includes permanent provisions for living, sleeping, eating, cooking and sanitation must have an ADU permit if it is intended to be occupied as an independent dwelling unit (e.g., occupied by a separate household or rented to a tenant). Please refer to City Code Section 17.38.030.D.1 for more information regarding unintended accessory dwelling units.

May I rent out both the main house and the accessory dwelling unit?

As noted in Section 17.38.060.B.3, the owner of an accessory dwelling unit must occupy either the primary unit or the accessory dwelling unit, if both units are occupied. However, a property owner may rent both the main house and an accessory dwelling unit ONLY if the property owner has an approved exempt accessory dwelling unit (see City Code Sections 17.38.030.A.4 and 17.38.050.B.2. b).

How much does it cost to get an accessory dwelling unit approved?

The ADU permit application fee is listed on the application form, which can be found at: http://www.piedmont.ca.gov/forms/index.shtml. The fee must be paid at the time your application is submitted. There is no additional fee to the ADU permit application if an exception to unit size is requested. Should the project entail exterior construction, then the additional fees for variance and design review permit applications can be found on those application forms on the same City webpage, link above. A building permit will be required for any interior or exterior construction you propose, and the building permit fee varies based on the construction costs. Am I required to pay any taxes related to the renting of an accessory dwelling unit?

All owners of ADUs that are being rented are required to pay an annual rental tax of 1.395% of gross annual receipts, or $200, whichever is greater. For more information, please visit the webpage at http://www.piedmont.ca.gov/cityclerk.shtml. Please contact the Alameda County Assessor regarding changes that may be made to the assessment of the property after construction of the ADU. Issued building permits and plans are routinely shared by the City with the County Assessor. How long will it take to get my accessory dwelling unit approved?

You will be required to prepare and submit an application for accessory dwelling unit permit. In addition, if your project to develop an ADU requires exterior construction, you will need to concurrently complete and submit an application for design review permit that shows all of the proposed construction needed to create the ADU. If you have properly provided the required information and plans, your application(s) should be able to be processed within 30-40 days from the date they were submitted. If you need a variance or exception to the standards, your application will be considered by the Planning Commission, for which application submissions are due 30 days in advance of the Commission’s monthly meeting. Please refer to the application packet for Planning Commission meeting and application submission dates.

Why has the City implemented a Rent-Restricted Accessory Dwelling Unit Program?

The City is required by State law to provide its "fair share" of housing to help solve the regional housing shortage, including affordable housing opportunities for people in all income categories. Since housing prices are very high in Piedmont, and since there is no land available for multi-family housing developments, the City has determined that the best way to meet our affordable housing requirement for low-income households is through a rent-restriction program that "trades" exceptions to ADU unit size standards for a deeded rent restriction. The program is entirely voluntary and does not limit a property owner's right to develop an ADU that meets the development code.

The rent-restricted ADU program provides more housing opportunities for lower-income residents: caregivers, household workers, elderly parents, and grown children who would not otherwise be able to afford to live in Piedmont. The program also provides a greater opportunity for our seniors who live on

limited, fixed-incomes to continue to live in Piedmont by moving in to their accessory dwelling unit and renting out their houses at the prevailing market rate.

I have an approved accessory dwelling unit on my property and want to make some modifications to its exterior. Does this require design review or an ADU permit?

If your existing ADU conforms to the development standards for ADUs listed in City Code Section 17.38.060.B and the building containing the unit conforms to the zoning regulations for the property, you would need to seek a design review permit – and subsequently a building permit – for the exterior modifications. No new ADU permit would be required unless the modifications include a change that affected the unit’s conformance with the development standards for ADUs.

If your existing ADU is nonconforming with the development standards for ADUs listed in City Code Section 17.38.060.B and/or the building containing the unit is not in conformance with the zoning regulations for the property, you would need to seek a design review permit – and subsequently a building permit – to make normal repairs, maintenance and exterior design and material modifications that make an approved ADU architecturally consistent with the main residence and compliant with current building code requirements (see City Code Section 17.50.020.B.3.). Such a project does not require an ADU permit. However, any change to the size or location of the unit, an increase in structure coverage or decrease in landscape coverage related to the unit, or increase in the number of bedrooms will require an ADU permit in addition to a design review permit or variance request.

How do I start the process of requesting an accessory dwelling unit permit?

Planning staff are available Monday through Friday from 8:30 a.m. to noon and 1:00 p.m. to 5:00 p.m. to help you with your ADU permit and design review permit applications. The City has a general "property file" for your property that may contain information that will be useful to you in the preparation of your application, and you are welcome to request copies of the information in your file. It is recommended that you make an appointment with a planner who can help determine what permits and processes are required for your project. The planner will help familiarize you and your architect or contractor with the steps, timing, and application materials associated with the permit application(s). You are also encouraged to call planning staff at (510) 420-3050 with any questions.

City of Piedmont Examples of Site Features

The following information is intended to provide guidance to property owners, architects, landscape architects and contractors. The following definitions are provided in Piedmont City Code Section 17.90.010:

Site feature means a subordinate structure that is intended to functionally or decoratively enhance a property and that is primarily used for recreation, decoration or as a utility feature. A list of site features is set forth in the Piedmont Design Guidelines. Site feature does not include an accessory structure, primary structure, or built feature listed in Building Code section 5.2.2. Structure means a built feature that is located or attached to the ground, and that is 12 inches or higher above existing or proposed grade. Structure does not include fencing or retaining walls. See also Building.

In brief this means that a site feature is a built-in improvement that is permanently affixed to the ground and/or attached to plumbing or electrical services. Site features include, but are not limited to:

Built-in bench

Outdoor kitchen

Fire table

Fire place

Fountain or other water feature

Statue or other decorative element

Above ground spa or hot tub

Pool or spa equipment and its enclosure

Above ground cistern

Well equipment and its enclosure

Raised planter bed

Flag pole

Lamp post

Pole-mounted birdfeeder or birdhouse

Children’s play structure

Trampoline, basketball backboard and other sport equipment

Other improvements as determined by the Director

Section C.14

SECTION D Design Review Permit: Director's public lists based on past and ongoing

conventions and Planning Commission direction (See City Code division 17.66.)

1. Exceptions (small improvements that do not require a Permit). 2. Minor modifications, which qualify for expedited design review. Significant changes require notice to adjacent property owners under Municipal Code division 17.62.

1. Exceptions: small improvements that do not require a design review permit. (Municipal Code section 17.66.020 B.2.a, 17.66.030 B.) a. Unless otherwise regulated by this City Code, interior remodeling of existing buildings where the use of the property, number of rooms eligible for use as a bedroom, and exterior form of the building is unchanged; b. Fences and fences in combination with retaining walls as outlined in Section 17.32 of the City Code that are no greater than six feet (6’) in height and not located in a street setback; and retaining walls retaining existing grade, that are less than thirty inches (30”) in height; c. On-grade or below-grade improvements, including but not limited to, walkways, patios and decks under 12 inches in height, irrigation lines and drainage works, unless a variance from minimum landscape coverage is required, or unless the improvement is a patio in the street setback, or a new or enlarged driveway or parking pad anywhere on the lot. d. Normal repairs, replacement and maintenance of existing construction, so long as there is no change in the materials, design and size of the feature being repaired or replaced; e. Minor construction related changes to previously approved plans which are architecturally compatible with approved new construction and existing construction, so long as the prior written approval of all affected neighbors has been obtained by the property owner and provided to the Director. f. A satellite dish less than one meter in diameter. g. Parking modifications required to conform to state ADA regulations.

Section D.1 Exceptions: Small Improvements that do not require a Design Review Permit

h. A change in the exterior wall material from wood siding to cementitious fiber siding with a texture that matches the existing wood siding, so long as there is no change in the siding location, orientation or design. i. A change in roof material, provided that the new roof material is not a light or reflective color or surface (unless otherwise required to be so under Chapter 5 of the City Code) for the following changes:

A. Existing sloped roofs with wood shingles, wood shakes, simulated material, material that is the subject of a recalled product, simulated material, material that is the subject of a recalled product, tar and gravel or other granular material to composition shingles;, or cap sheet to tar and gravel, provided that all sloped roofs for the entire house and detached structures are proposed to be consistent throughout the property. B. Existing flat roofs with any material to:

i. Polyvinyl Chloride (PVC); ii. Closed-cell sprayed polyurethane foam (SPF); or to iii. tar and gravel, or other similar material such as modified bitumen with a granular surface, provided that exposed seams are covered with a granular surface;.

j. Flat-profile skylights that project no more than 12 inches from the roof surface and tubular daylighting devices with a maximum 14 inch diameter tube, provided that that the flashing is painted to match the surrounding roof material and that the skylight or device is not on a street-facing roof slope or is located behind a parapet on a flat roof or is otherwise not visible from the street. k. Automatic pool and spa covers that are less than 12 inches above adjacent surrounding grade.

l. Exterior-mounted electric vehicle chargers, provided that: 1) the charger is not

located on a street-facing façade or within a street setback, and 2) no electrical conduit

leading to the charger is exposed on the exterior wall of the building.

m. The replacement of a mechanical device, such as an air-conditioning unit or pool filter pump, provided that there is no significant change in size or location and the replacement device meets the sound output limits outlined in Chapter 5 of the Municipal Code. n. A new ground-mounted air-conditioning unit, provided that: 1) there is no more

than one unit on the property; 2) the unit is not visible from the street and is not located

within a required setback; 3) the unit meets the sound output limits outlined in City Code

Chapter 5; 4) the footprint of the unit is no more than 10 square feet; and 5) no electrical

conduit or plumbing is exposed on the exterior wall of the adjacent building.


o. A maximum of one one-story detached accessory building used as a tool or storage shed, playhouse or similar use, provided the projected floor area does not exceed 120 square feet, it is not located within the setback from a street property line, and is less than 7 feet in height measured from the lowest adjacent grade to the highest roof projection. p. New, relocated or replacement electrical panels that are no greater than 400 amps, electric meters or alarm boxes, provided that they are not located within the street setback, on the front wall, street-facing side wall, or area of a side wall containing the front door; and such meters, boxes, panels, exposed lines, and exposed conduit are painted to match the structure color. q. New or relocated gas meters, provided that they are not located within the street setback or are otherwise screened from street view. r. The complete demolition and/or removal of (a.) outdoor features including fences, site features, pools, decks, patios, awnings, greenhouses, storage sheds, solar panels and equipment, and exterior lighting not required by the Piedmont Building Code; (b.) non-original decorative architectural elements such as shutters and flower boxes; and (c.) exterior architectural elements including chimneys, skylights, vents, chases, stacks, antennae, satellite dishes and conduit, provided that the area is patched and painted to match the adjacent wall, eave, or roof material. s. The installation of downward-directed low voltage path lights and stair lights, and downward-directed wall lights required by the Piedmont Building Code of a maximum 800 lumens or equivalent of a 60-watt incandescent bulb, that have an opaque or translucent shade that completely covers the light bulb, so long as all electrical conduit to new exterior wall fixtures is concealed within the wall. t. The construction of mailboxes and non-structural decorative elements such as flower boxes, house numbers and mail-slots. u. New or relocated non-structural portable barbeques, fire pits, fire tables, bird baths and fountains that do not require hard-wired electricity, or plumbing for gas or water. v. New or relocated wood or metal gutters and downspouts that are painted to match the existing structure or trim color, and new or relocated unpainted copper gutters and downspouts. w. New or relocated low-profile flues, vents and spark arrestors that are mounted on the wall or roof, not including wall-mounted plumbing lines or stacks, that have no exterior fans or blowers, provided that the vents/flues/spark arrestors project less than 12 inches and are painted to match the adjacent wall, roof or chimney color. Roof-mounted attic or ridge vents may be covered in the matching roof material in lieu of painting.


x. New or relocated crawl space access doors that are not full height, and pet doors, not located on the front wall of a house that are painted to match the house color. y. The replacement of existing “domed” skylights with flat-profile skylights, provided that there is no change in size or location. z. New or replacement flooring material on decks, balconies, patios, stairs, and entry porches and stairs, provided that the entire surface is replaced. aa. Small residential rooftop solar energy systems as outlined in the California Solar Rights Act, so long as no variance is needed from setback or building height requirements outlined in Municipal Code Chapter 17, Article 2. bb. New chimney tie-downs, seismic bracing, and caps, provided that such bracings and caps are painted to match the structure walls, chimney or roof color; cc. Chicken coops, bee hives and dog houses, provided that they are not located within a street setback, have a maximum combined footprint of 100 square feet, and have a maximum height of 5 feet measured from lowest adjacent grade. dd. The replacement of foundations, provided that there are no alterations that would otherwise alter the size, shape or exterior design of the building. ee. Children’s play equipment, provided that the equipment is not located within the street setback, is not permanently attached to the ground, is no more that 10 feet in height, and the total combined footprint of all play equipment does not exceed 300 square feet. Children’s play equipment includes, but is not limited to: trampolines, swing-sets, play houses, slides, and “monkey” bars. ff. The replacement of an existing wood window or door with a new window or door made of wood with aluminum or fiberglass exterior cladding, provided that there is no change in the following: 1) the size or location of the window or door, 2) the operation of the window or door, 3) the reveal, 4) the divided light pattern (if any); and provided that any new divided lights are either true or 3-dimensional simulated. gg. Tankless hot water heaters that are installed within the interior of a building, or within an enclosed alcove on the exterior of a building, provided that the alcove door is flush with the exterior wall and painted to match the surrounding wall material, and all plumbing and electrical lines are not visible on the exterior. Vents for the tankless water heater must not project more than 12 inches from the roof or wall surface.


hh. A bicycle rack on commercial or public properties provided it is not proposed in a required parking space, a walkway, or driveway needed for turn-around and vehicular travel. ii. Security cameras mounted to the exterior of a residence, provided that the conduits and cables serving the cameras are not external. jj. Minor modifications to existing features or to prior approvals that otherwise are not regulated by Municipal Code Chapter 17, subject to the approval of the Director.


2. Minor modifications, which qualify for expedited design review. (Municipal Code section 17.66.020B.2.b, 17.66.040 B.) Expedited design review is exempt from the notice requirements outlined in Division 17.62 of the municipal code as provided below. a. Projects that do not require adjacent neighbor sign-off.

(i) The removal of a window or door, or the reduction in size of a window or door within the existing opening, provided that the wall is patched and painted to match the surrounding wall; (iii) New or relocated gas meters, alarm boxes, and electrical panels that are no greater than 400 amps, proposed on the front wall, street-facing side wall, or area of a side wall containing a front door, provided they are painted to match the structure color; (iv) New or modified handrails on existing stairs and handrails on new or renovated on-grade stairs; (v) Changes to deck or stair railings to meet the current California Building Code, such as adding stiles to meet the minimum spacing requirement or increasing the height to meet the required minimum height, provided that there is no significant change in materials or design; (vi) The replacement of an existing feature not involving a change in size or location, such as a window, door, and garage door replacement, and the installation of a new garage door for a garage that does not currently have one; and (vii) Outdoor fire tables no greater than 30 inches in height and outdoor electric and gas space heaters that are hardwired to the electrical circuitry or connected to the gas plumbing for the property. (viii) Other changes to a structure or improvement determined to be minor by the Director. (ix) Modifications to prior approvals for projects that are eligible for expedited design review without neighbor sign-off.

Section D.2 Minor Modifications that qualify for Expedited Design Review Permit

b. Projects requiring affected adjacent neighbor sign-off. For the following minor modifications the Director may waive the notice requirements outlined in Division 17.62 of the Municipal Code, provided that the applicant has obtained the prior written approval (sign-off) of the property owners of all adjacent affected properties and submitted it as part of the application. If the applicant is not able to obtain adjacent affected property owner sign-off, or at the discretion of the Director, such application pursuant to this section shall be ineligible for expedited design review, and shall instead be subject to the notice provisions of Division 17.62 of the Municipal Code:

(i) Minor design revisions to previously approved staff or Planning Commission design review applications including minor window changes (size, location, design); minor door changes (such as sliding to French); landscape material changes; the elimination of a feature previously approved (such as a window or exterior light fixture); the retention of an existing feature that was previously proposed to be removed (such as a window or exterior light fixture), provided that the change is limited to a feature or aspect of the prior approval, and provided that there is no increase in structure coverage or floor area ratio, and no reduction in landscape area; (ii) Chimney extensions and minor chimney modifications not involving significant design or materials changes to meet the requirements of the California Building Code; (iii) Exterior light fixtures not listed as exempt from design review; (iv) New, relocated or enlarged driveways and parking pads. (v) Storage structures not listed as exempt from design review.

(vi) Minor modifications to existing decks that do not involve a change in deck size, such as a new railing or stair design, or new or modified structural supports, provided that such modifications otherwise meet the zoning regulations outlined in Article 2 of the Municipal Code; (vii) New flat-profile skylights that project less than 12 inches from the roof surface and tubular daylighting devices with a maximum 14 inch diameter tube; and (viii) Permanent building features that address the needs of the physically disabled, provided that the project is in conformance with the zoning regulations outlined in Municipal Code Chapter 17, Article 2.


(ix) New or relocated walls, fences or a combination of wall and fence greater than six feet (6’) in height but no more than eight feet (8’) in height, provided that the wall or fence are not located within the front yard setback, street side yard setback or rear yard setback of a through lot. (x) The replacement of an existing window, door, or garage door involving a change in size or location; and the installation of any new windows or doors. (xi) Modifications to existing decks that are required in order for the deck to meet the fire protection requirements of Municipal Code Chapter 5 Building Code, provided that such modifications otherwise meet the zoning regulations outlined in Article 2 of Municipal Code Chapter 17. (xii) Other changes to a structure or improvement determined to be minor by the Director.

Other improvements, which are not listed as a small improvement or a minor

modification in the above lists, are considered significant and require a design review

permit, subject to the notification requirements of Division 17.62 of the Municipal Code.


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